The Final Walkthrough: What Las Vegas Sellers Need to Know

by Ryan Rose

You're days from closing. The buyer wants to do a final walkthrough. This isn't another showing. It's their last chance to verify everything is as expected before signing.

Here's what sellers need to know.

What the Final Walkthrough Is

The final walkthrough typically happens 24-48 hours before closing, sometimes the morning of. The buyer (and usually their agent) walks through the property to verify:

You've moved out completely
Agreed-upon repairs were completed
The home is in the same condition as when they made their offer
Nothing new is broken or damaged
All fixtures and items that were supposed to stay are still there
The home is reasonably clean

It's not a second inspection. It's a verification that the contract terms were met.

Your Obligations

Be completely moved out. The home should be empty of your belongings. Everything out. Nothing left behind that wasn't agreed upon.

Complete agreed repairs. If you promised to fix the garage door opener or repair that drywall, it should be done before the walkthrough.

Leave the home clean. "Broom clean" is the standard expectation. Floors swept or vacuumed. Surfaces wiped. Trash removed. Not professionally detailed, but presentable.

Leave what stays. All fixtures, appliances, and items that were supposed to convey should be there. All remotes, keys, and garage door openers should be left.

Don't damage anything. Moving out carelessly and putting holes in walls or scraping floors creates problems.

Common Walkthrough Issues

Seller hasn't moved out. Boxes everywhere. Furniture still in place. This is a big problem. The buyer is buying an empty home, not your stuff.

Missing items. The refrigerator that was supposed to stay is gone. The dining room chandelier was replaced with a cheap fixture. These trigger disputes.

New damage. Holes in walls from moving. Broken window. Stained carpet. Things that weren't there during the inspection.

Repairs not completed. You agreed to fix the leaky faucet. It's still leaking. Buyers notice.

Dirty home. Excessive dirt, debris, or trash left behind creates a poor final impression and potential conflict.

Utilities off. Buyer can't test systems because you shut off power or water too early.

What Happens If There Are Problems

If the buyer finds issues during the walkthrough:

Minor issues: Often resolved with a credit at closing or quick fix before closing.

Moderate issues: May require holding funds in escrow until resolved, or delaying closing to address problems.

Major issues: Could cause the buyer to refuse to close. Deals can fall apart at this stage.

It's much better to prevent problems than to negotiate solutions at the last minute.

How to Prepare

Move out with time to spare. Don't schedule your move for closing day. Allow at least a day or two buffer.

Do your own walkthrough. After moving out, walk through yourself. Look for damage, forgotten items, and cleanliness issues.

Verify repairs. Double-check that all agreed repairs are complete.

Leave keys and remotes. All keys, garage remotes, gate remotes, mailbox keys, and alarm codes in one place.

Keep utilities on. Leave power, water, and gas active until after closing.

Take photos. Document the condition of the home after you've moved out, in case disputes arise later.

Timing Considerations

Coordinate with your agent on walkthrough timing. Ensure you're completely out before the scheduled time. If you need a rent-back arrangement, that should have been negotiated in the contract, not discovered at walkthrough.

The Bottom Line

The final walkthrough is your last hurdle before closing. Be completely moved out, leave the home clean and in the agreed condition, and don't create last-minute surprises. A smooth walkthrough leads to a smooth closing.

Questions about preparing for your buyer's final walkthrough? Let's make sure closing goes smoothly.

Final Walkthrough Questions: Las Vegas Home Sellers FAQ

Q1: When does the final walkthrough typically happen?

The final walkthrough typically occurs 24-48 hours before closing, though sometimes it happens the morning of closing day. Your agent will coordinate the exact timing with the buyer's agent to ensure you're fully moved out and the home is ready for inspection.

Q2: What is the buyer looking for during the final walkthrough?

Buyers verify that you've moved out completely, agreed-upon repairs are finished, the home is in the same condition as when they made their offer, nothing new is broken or damaged, all fixtures and items that were supposed to stay are still there, and the home is reasonably clean.

Q3: Do I need to professionally clean my home before the walkthrough?

Not necessarily. The standard expectation is "broom clean" — floors swept or vacuumed, surfaces wiped down, and all trash removed. The home should be presentable but doesn't require professional detailing unless specified in your contract.

Q4: What happens if the buyer finds problems during the walkthrough?

Minor issues are often resolved with a credit at closing or a quick fix. Moderate issues may require holding funds in escrow or delaying closing. Major issues could cause the buyer to refuse to close, potentially causing the deal to fall apart. Prevention is always better than last-minute negotiations.

Q5: Should I be present during the final walkthrough?

No, sellers typically should not be present during the final walkthrough. This is the buyer's opportunity to inspect the property with their agent without pressure or distraction. Your agent can represent your interests if any questions arise.

Q6: What are the most common issues that come up during walkthroughs?

The most common problems include: sellers who haven't completely moved out, missing items that were supposed to stay (like appliances or fixtures), new damage from moving, incomplete agreed-upon repairs, excessively dirty homes, and utilities being shut off too early.

Q7: When should I turn off the utilities?

Keep all utilities (power, water, and gas) active until after closing is complete. The buyer needs to test systems during the walkthrough, and turning them off early can create problems and delay closing.

Q8: What items should I leave behind for the buyer?

Leave all keys (house, mailbox, etc.), garage door openers, gate remotes, alarm codes, appliance manuals, and any other items specified in the purchase contract. Also leave behind any fixtures, window treatments, or appliances that were included in the sale.

Q9: Can I still be moving out on closing day?

No, you should be completely moved out before the final walkthrough, which happens before closing. Schedule your move to allow at least a day or two buffer before closing. If you need extra time in the home after closing, you should have negotiated a rent-back agreement in the contract.

Q10: What if I accidentally damage something while moving out?

New damage discovered during the walkthrough (like holes in walls, broken windows, or stained carpet) can create serious problems. If damage occurs, contact your agent immediately. You may need to repair it before closing or negotiate a credit with the buyer.

Q11: Should I take photos after moving out?

Yes, it's smart to document the condition of your home after you've moved out and cleaned. Take photos of all rooms, especially areas that were previously discussed or repaired. This protects you if disputes arise later about the home's condition.

Q12: What does "broom clean" actually mean?

Broom clean means the home is swept, vacuumed, and free of debris and trash. Surfaces should be wiped down, appliances cleaned out, and the property left in a presentable condition. It doesn't mean spotless or professionally cleaned, but it should be move-in ready.