Final Walkthrough Before Closing in Georgia: What to Check

Quick answer

The final walkthrough is your last look at the home before you sign at the closing table in Georgia, usually scheduled within a day or two of closing. Its job is to confirm the house is in the condition you agreed to buy: agreed repairs are done, nothing new is broken, the systems run, and anything that was supposed to stay is still there. It is not a second inspection, so the focus is on changes since you went under contract.

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What the walkthrough is for

Georgia’s standard purchase contract generally has the seller deliver the home in the same condition it was in when you made your offer, except for normal wear and tear and any repairs or changes you both agreed to in writing. The walkthrough is how you check that before you close.

That framing matters. You are not looking for new things to negotiate about the roof’s age or the dated bathroom. You already had your due diligence period for that. You are looking for what changed: damage from the move-out, repairs that were promised and not finished, or items missing that were supposed to convey.

When to schedule it

I like scheduling the walkthrough as close to closing as possible, ideally after the seller has moved out. Same day or the day before is common. If you walk through a week early, you are checking a home that still has a move ahead of it, and movers are where a lot of last-minute damage happens.

Plan on 30 to 60 minutes for most homes. Bring your agent, your list of agreed repairs, and your phone for photos.

My final walkthrough checklist

• Agreed repairs. Compare each item on your repair amendment to what you see. Ask for receipts or invoices for the work, especially for anything done by a licensed trade.
• Heating and cooling. Turn the system on in both modes and give it a few minutes to blow warm and cool air.
• Plumbing. Run every faucet and shower, flush each toilet, and look under sinks for drips. Check that the water heater is working.
• Appliances. Run the dishwasher briefly, start the oven and burners, open the fridge, and test the washer and dryer if they convey.
• Electrical. Flip light switches, test a few outlets, and check the garage door opener.
• Walls, floors, and doors. Look for new dings, scrapes, or holes from furniture coming out. Make sure doors and windows open, close, and lock.
• Things that convey. Confirm items in your contract are still there, like light fixtures, window treatments, appliances, and remotes.
• Outside. Walk the yard and look at the roofline, gutters, and any repairs on the exterior.
• Left behind. Note any trash, furniture, or debris the seller left that was not part of the deal.

What to do if something is wrong

Most walkthroughs are uneventful. When something does come up, the fix depends on how big it is and how close you are to closing.

• Small items like a missing remote or a light that needs a bulb are often handled with a quick call to the seller’s agent.
• Unfinished repairs or new damage may be handled with a written agreement for the seller to fix it, a credit at closing, or money held back until the work is done. Your agent and the closing attorney work out what is possible.
• Serious problems, like water damage or a system that stopped working, may push the closing date while it gets sorted out.

Georgia closings are attorney-led, so the closing attorney’s office is part of the solution when the walkthrough turns something up. Bring it up right away instead of waiting until you are at the closing table. If you want a sense of how all the pieces of the process fit together, see what happens after your offer is accepted and who chooses the closing attorney in Georgia.

How you handle an issue at the walkthrough tends to depend on how the repair amendment was written in the first place, which is one reason I am careful about the wording when we negotiate repairs after inspection.

Final walkthrough FAQs

Next steps

The final walkthrough is a short appointment with a clear job: make sure the home you are buying is the home you agreed to. Go in with your repair list and your checklist, and the closing tends to go a lot smoother. If you are getting ready to buy and want help from offer to keys, book a time to talk or see how I work with buyers.

This post is general information, not legal advice. For questions about a specific contract, talk with a Georgia real estate attorney.