Final Walk-Through Checklist for Hampton Roads (2026)

You've signed the contract, the inspection has cleared, the appraisal came back at value, and the lender's underwriter has issued the clear-to-close. There's one last step before you officially become a Hampton Roads homeowner: the final walk-through.

This is your one chance to verify the home is in the condition you agreed to buy it in — that nothing has changed since the inspection, that all negotiated repairs are actually completed, and that the appliances and systems you're paying for are still there and working. A solid walk-through takes 30–60 minutes and can save you tens of thousands in post-close repairs. This 2026 Hampton Roads checklist walks you through what to look at, what to bring, and what to do if you find a problem.

The final walk-through is your last chance to catch the seller's plumber didn't actually fix the leak, the agreed-upon refrigerator was swapped for a different one, or the previous owner damaged the wall on the way out. Skip it at your peril.

What is the final walk-through?

The final walk-through is a buyer's right under most Virginia real estate contracts. It is the buyer's opportunity, just before closing, to confirm that:

• The home is in substantially the same condition as when the offer was accepted (less ordinary wear and tear)
• All repairs the seller agreed to make are actually completed
• All fixtures and personal property included in the sale are still present and working
• No new damage has occurred during the seller's move-out

It is not a second home inspection. It is a verification that what you negotiated is what you're getting.

When to schedule the walk-through

The standard practice in Hampton Roads is to schedule the walk-through 24 to 48 hours before closing, after the sellers have moved out and any negotiated repairs have been completed. Earlier walk-throughs miss move-out damage; later walk-throughs leave you no time to negotiate if something is wrong.

Coordinate with your buyer's agent — they typically arrange the appointment with the listing agent. Plan on 30–60 minutes for an average-sized home, longer for larger homes or homes with significant negotiated repair lists.

Room-by-room walk-through checklist

Use this checklist methodically. Don't trust verbal assurances — actually test the things on this list.

Area	What to verify
Exterior	Roof condition, gutters clear, no new damage; HVAC unit present (and same as listing); irrigation working; no debris in yard; landscaping not stripped; mailbox standing; deck/patio intact
Garage	Door opens with both clickers; weather stripping intact; no oil stains or new damage; storage shelves still attached if part of sale
Entry & foyer	Doorknob, lock, deadbolt all functional; doorbell works; no scratches/dents from move-out
Kitchen	All appliances present (fridge, stove, dishwasher, microwave); each appliance turns on and runs; sink drains; garbage disposal works; faucet sprayer functional; cabinets and drawers all open and close; no leaks under sink
Bathrooms (each)	Toilet flushes; sink + tub + shower run hot & cold; drain properly; exhaust fan works; mirrors and fixtures intact; no leaks; tile/grout intact
Bedrooms (each)	All windows open/close/lock; ceiling fans + lights work; closets empty; carpet condition acceptable; no holes in walls beyond standard nail patching
Living & family rooms	Outlets work (test 2-3 per room); fireplace damper open/close; ceiling fans work; HVAC vents blowing
Laundry	Washer/dryer present (if part of sale) and connect; water shut-off valves accessible; dryer vent connected; floor not water-stained
HVAC system	Cool air on AC mode; heat works on heat mode; thermostat responsive; air handler running; new filter or note about filter
Crawlspace / basement	No standing water; vapor barrier intact; no new pest evidence; sump pump runs (if present)
Attic	No new water staining; insulation intact; vents clear
Negotiated repairs	Verify each repair from inspection addendum is actually completed and you have the receipt/invoice
Personal property left behind	Trash and personal items removed; nothing left that wasn't part of the sale (or vice versa); house clean

Hampton Roads-specific things to check

Coastal Virginia homes have a few extra things buyers should look at that don't show up on national walk-through checklists:

• Crawlspace moisture. Hampton Roads humidity is brutal. Check the crawlspace for standing water, vapor barrier integrity, sump pump function, and any new musty smell.
• HVAC after a Hampton Roads summer. Salt air is hard on outdoor condensers. Confirm the unit runs cleanly on both heating and cooling modes; listen for new noises.
• Irrigation system. Many Hampton Roads homes have irrigation. Test it briefly. Confirm the controller works.
• Pool/spa equipment if present. Confirm pump runs, filter is clean, equipment shed is locked, all chemicals labeled.
• Hurricane shutters or impact glass. If the home has hurricane shutters, confirm they're stored properly and the mounting hardware is intact. If impact glass, no new cracks.
• Generator (if present). Test it briefly if you can — many Hampton Roads coastal homes have one.
• Sump pump and discharge. Confirm the sump pump runs and the discharge line is clear, especially in Norfolk, Portsmouth, and low-lying VB.
• Flood vents. If the home is in a FEMA SFHA, confirm flood vents are present in the foundation and not blocked.

What to do if you find a problem

The right response depends on the severity of the issue.

Minor cosmetic issues (small drywall ding, missing light bulb)

Note them but proceed to closing. Negotiating over a $50 issue isn't worth delaying a $325,000 transaction.

Moderate issues (appliance not working, repair not completed)

You have several options:

• Have the seller fix it before closing — best if it's a quick fix and seller is willing
• Escrow funds at closing — the title company holds back enough money to cover the repair, releasing it to whoever does the work
• Negotiate a closing-cost credit — seller credits you cash at closing equal to the repair cost
• Delay closing — push closing 2–3 days while the issue gets resolved (requires both parties' agreement)

Major issues (HVAC failed, plumbing leak, structural damage from move-out)

Stop. Talk to your buyer's agent and your lender. You may need to delay closing significantly, escrow a large amount, or in extreme cases invoke contract remedies. Most Virginia residential contracts have language addressing material changes in the property's condition between contract and closing — your agent can walk you through your options.

Can you delay or back out at this stage?

Mostly no — but the answer depends on your contract.

By the final walk-through stage you've typically:

• Cleared the inspection contingency
• Cleared the appraisal contingency
• Cleared the financing contingency
• Received the clear-to-close from your lender

That means most of your "out" clauses are gone. However, Virginia contracts typically include language requiring the seller to deliver the property in substantially the same condition as at the time of contract. If the seller has materially damaged the property or removed agreed-upon items, you may have grounds to delay closing or seek remedies.

If you need to invoke this, do it through your buyer's agent and possibly with attorney guidance. Do not unilaterally refuse to close without consulting your agent first. A failed closing can have significant financial consequences (loss of earnest money, breach-of-contract exposure).

What to bring to the walk-through

• Your phone with a fully charged battery (you'll be using the camera and may want to test outlets with a charger)
• The inspection report from your home inspection
• The contract with all addendums (especially the inspection addendum showing negotiated repairs)
• This checklist, printed or on your phone
• A notebook and pen for notes
• A small flashlight for crawlspaces, attics, and dark closets
• An outlet tester ($8 at Home Depot — tells you if outlets are correctly wired)
• Your buyer's agent — they should attend, take notes, and coordinate any post-walk-through follow-up

Final Walk-Through — FAQ

How long does a final walk-through take?

30–60 minutes for an average single-family home; longer for larger homes or homes with extensive negotiated repairs. Don't rush it — this is your last chance to verify before signing.

Who attends the final walk-through?

The buyer and the buyer's agent. Sellers do not typically attend. The listing agent may meet you to unlock the home or stay nearby in case of issues.

Do I have to do a final walk-through?

Most Virginia contracts give you the right but don't require it. Skip it at your peril — it costs nothing and is your last opportunity to catch issues before signing.

What if the seller hasn't moved out yet?

Try to reschedule. A walk-through with the seller's stuff still in the house makes it nearly impossible to verify wall and floor condition. If a delay isn't possible, document everything you can see and reserve rights for anything hidden by belongings.

Can I bring my home inspector to the walk-through?

Yes if you want, but most buyers don't. The walk-through verifies the negotiated outcome, not a re-inspection of the entire property. Some buyers bring an inspector if there were major repair items they want professionally verified.

What if a repair was done improperly?

Document with photos. Notify your buyer's agent immediately. Options: require a licensed re-do before closing, escrow funds for completion by your contractor post-close, or accept a closing credit equal to the repair cost.

What if the agreed-upon refrigerator was swapped for a different one?

This happens. The contract typically lists specific included items. If a different (lesser) appliance was substituted, document it and require the original or fair-value replacement before closing.

Can I back out if the walk-through reveals major issues?

Possibly, depending on your contract and the severity. Talk to your buyer's agent and possibly an attorney before declaring the contract broken. Most Hampton Roads contracts allow remedy through repair, escrow, or credit before reaching the breach point.

What if the seller damages the home during move-out?

Document with photos and video. Move-out damage (broken floor tiles from a furniture drop, door dings from movers, holes in walls beyond reasonable patching) is the seller's responsibility to fix or compensate for. Negotiate before closing.

Should I check the smoke and carbon monoxide detectors?

Yes. Press the test button on every smoke detector and CO detector. Replace any that don't beep. This is required by Virginia code in most rental and resale scenarios and is a low-cost safety check.

Sources & further reading

• CFPB — Closing Disclosure
• Virginia Department of Professional and Occupational Regulation — Real Estate Board
• City of Virginia Beach — Real Estate Assessor
• City of Norfolk — Real Estate Assessor
• FEMA — Flood Map Service Center
• ALTA — Wire fraud prevention for buyers
• CFPB — Closing on a home

Closing requirements and consumer protections vary; always confirm specific contract rights with your Virginia-licensed buyer’s agent and, if needed, a real estate attorney.