The Final Walk‑Through in California: What Buyers Should Expect

In the last few days of escrow in California, the final walk‑through is your last chance to confirm the property’s condition before you officially become the owner. It isn’t a new inspection—it’s simply a visual check to ensure the home is in essentially the same condition as when you wrote your offer and that any agreed‑upon repairs have been completed. It is not a reason to cancel or to renegotiate terms.

A key document used at this stage is the Verification of Property (VP) form. This form allows buyers to confirm the property’s condition, note whether repairs were completed (if requested), and document any issues discovered during the walk‑through.

What Buyers Look For

During the walk‑through, buyers typically check:

• That the home is in the same condition as before

• That seller‑agreed repairs are complete

• That appliances and fixtures included in the contract are still present

• That systems like lights, plumbing fixtures, and HVAC appear to function

• That no new damage occurred during the seller’s move-out

• That personal items in the home and garden are removed. For example: Note a garage full of paint and debris that must be removed

If Something Isn’t Right

If you discover an issue, your agent will note it on the VP form and communicate it to the seller’s side. Buyers can request:

• Completion of repairs

• Correction of new damage

• Replacement of missing items

• Removal of items that have been left behind - furniture, garbage, construction debris etc..

What Buyers Can Do

If contingencies are still open, buyers may delay removing them or negotiate repairs or credits. If contingencies have already been removed, buyers can still request a credit or repair, and most issues are resolved through quick negotiation before closing.

The final walk‑through is a simple but important step that ensures you receive the home in the condition you agreed to purchase—giving you peace of mind as you head into closing.