Listen, I need you to hear this - your final walkthrough isn't just some formality. This is your last chance to make sure you're not buying a disaster. I've seen it all - from missing appliances to literal bullet holes in walls. And let me tell you, nothing ruins closing day like realizing the sellers took the kitchen sink. Literally.
Why 24 Hours Before Closing is the Magic Window
Here's my golden rule: Your final walkthrough happens within 24 hours of closing. Not a week before. Not even 48 hours before. Why?
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Stuff disappears - That fancy chandelier the sellers swore would stay? Poof. Gone.
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New damage appears - Like when we found a fist-sized hole in the drywall from moving day.
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Utilities get cut off - Nothing like discovering the AC doesn't work because the seller canceled service.
"But Tayla, our closing is Friday at 3pm!" Perfect. Do your walkthrough Thursday at 5pm. Trust me.
What You're Looking For (Beyond the Obvious)
Yes, check that all appliances are there. But also:
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Turn on every faucet - I had a client who didn't and found frozen pipes on move-in day
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Flush all toilets - Because nobody wants that surprise
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Test garage doors - One seller "forgot" to leave the remotes
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Look for stains - Fresh paint might be hiding leaks
And bring your phone charger - plug it into outlets to make sure they work.
My Wildest Walkthrough Stories
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The Stove Heist - Sellers took the stove, then claimed "it was never included." Our saving grace? The MLS listing photos clearly showed it.
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Bullet Hole Blues - Final walkthrough revealed a new bullet hole through a window. Turns out there was a... neighborhood dispute.
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The Pool Surprise - Seller swore they'd drain the above-ground pool. They did - by cutting it open with a knife, leaving shredded plastic everywhere.
Moral of the story? Assume nothing. Verify everything.
When Things Go Wrong (And How to Fix It)
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Minor issues (left furniture, dirty floors): Often solved by holding 1,000 in escrow until resolved
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Major problems (missing appliances, damage): Delay closing until fixed or negotiate cash credit
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Dealbreakers (structural damage, safety issues): Walk away - your contract protects you
Pro tip: Take timestamped photos during the walkthrough. I once had to prove a scratch on hardwood floors was pre-existing using metadata from my phone.
Watch the Full Conversation
Video Timestamp: 00:52:57 - 00:55:02
Coming in Part 5, we're diving into closing day. Why signing 100+ pages takes 45 minutes, when you actually become the owner, and how one client almost lost their keys because of a registry office coffee break.
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