Final Walk-Through Checklist for Hampton Roads (2027)

The final walk-through is a short visit to the home, usually within a day or two of settlement, to confirm three things before you sign: the house is in substantially the same condition as when you went under contract, every repair the seller agreed to is finished, and everything included in the sale is still there and working. Plan on 30 to 60 minutes, test the systems yourself, photograph anything wrong, and get it resolved in writing before you sign the closing documents. This 2027 Hampton Roads checklist covers what to test room by room, what current Virginia contract language says about the walk-through, and what to do if you find a problem.

The walk-through is where you find out the seller's plumber never fixed the leak, the refrigerator you negotiated for was swapped, or the movers put a dolly through the drywall. After you sign, those become your problems.

What is the final walk-through?

The final walk-through (Virginia contracts often call it a pre-settlement walk-through or verification) is the buyer's chance, just before settlement, to confirm that:

• The home is in substantially the same condition as at the reference date in your contract, ordinary wear and tear aside
• 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 happened during the seller's move-out

It is not a second home inspection, and it is not a new chance to renegotiate the price. It verifies that what you negotiated is what you're getting.

What Virginia contracts and law say

Hampton Roads purchases are usually written on a REIN or Virginia REALTORS residential purchase form, and the walk-through wording, the number of days before settlement, and the reference date differ by form and version. Read the walk-through paragraph in your own signed contract, and ask your agent which version you signed.

As one current example, Virginia REALTORS revised the walk-through paragraph of its Residential Purchase Contract effective July 1, 2026 (as of 2026-10-29):

• The seller warrants that appliances, heating and cooling, plumbing (including any septic system) and electrical systems will be in substantially the same working condition as on the date of ratification, except for any items listed as exclusions.
• The seller must give the buyer access for a pre-settlement verification within a number of days before settlement that the parties fill in.
• The buyer checks that the property is substantially the same as on the date of ratification or the date of the home inspection, whichever box is checked, and that agreed repairs are done.
• The older sentence listing the buyer's options if damage occurred after ratification (require repair, negotiate, or terminate) was removed. Virginia REALTORS says the remedy is now left for buyer and seller to work out.

Two more Virginia points matter here. Under the Virginia Residential Property Disclosure Act, the seller's disclosure statement says the owner makes no representations or warranties about the property's condition and advises buyers to do their own due diligence before settlement. Your inspection and the walk-through are that due diligence. And in Virginia your closing is run by a settlement agent, an attorney or a lay settlement agent such as a title company, who is not a party to the sale and handles the money. Any repair holdback or last-minute credit runs through them, with the lender's approval.

When to schedule the walk-through

Many Hampton Roads buyers schedule the walk-through 24 to 48 hours before settlement, inside the window their contract allows, after the sellers have moved out and negotiated repairs are complete. Too early and you miss move-out damage; too late and there is no time to fix anything without moving the settlement date.

Your buyer's agent arranges the appointment with the listing agent. Plan on 30 to 60 minutes for an average-sized home, longer for a large home or a long repair list. If the sellers are staying in the home after settlement under a post-settlement occupancy agreement, walk through anyway and note what you can't see, then do a second check when they hand over the keys. For the rest of the closing timeline, see how home closing works in Hampton Roads.

Room-by-room walk-through checklist

Work through this methodically. Turn things on, open things up, and run the water.

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

Before you leave, also confirm:

• Smoke and carbon monoxide alarms. Press the test button on each one.
• Water heater. Hot water reaches the farthest bathroom, and there is no water in the pan or on the floor.
• Utilities are on. You can't test anything without power, water and gas. Line up your own service to start on settlement day.
• Keys and access. Ask where every house key, garage remote, mailbox key, gate code and HOA pool or amenity fob will be handed over.
• Manuals and warranties. Appliance manuals, transferable roof or HVAC warranties, and invoices for any repairs done after your inspection.

Hampton Roads-specific things to check

Coastal Virginia homes have a few items that national walk-through checklists leave out:

• Crawlspace moisture. Hampton Roads summers are humid. Check for standing water, a torn or displaced vapor barrier, and any new musty smell.
• Outdoor AC condenser. Salt air is hard on condenser coils near the water. Run the system in cooling and heating modes and listen for new noises.
• Sump pump and discharge. Confirm the pump runs and the discharge line is clear, especially in low-lying parts of Norfolk, Portsmouth and Virginia Beach.
• Flood vents. Homes built to flood rules in a FEMA high-risk (A) zone often have openings in the foundation walls that let floodwater flow through. Make sure they are present and not blocked by storage or landscaping. Not sure of the zone? See how to check flood zones in Norfolk and Virginia Beach.
• Irrigation system. If the home has one, run a zone and confirm the controller works. In late fall or winter it may already be shut down for the season; ask the seller how it was winterized.
• Pool or spa equipment. Confirm the pump runs and the filter is clean, and that any equipment included in the sale is still there.
• Hurricane shutters or impact glass. If shutters convey with the home, confirm they are on site, labeled if possible, and the mounting hardware is intact. With impact glass, look for new cracks.
• Generator. If the home has one and it conveys, ask the seller's agent to show you how it starts and when it was last serviced.

What to do if you find a problem

Photograph or video the issue, then email both agents the same day. The right response depends on how serious it is.

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

Note them and proceed to settlement. Small items are rarely worth delaying the closing over.

Moderate issues (appliance not working, repair not completed)

The usual options, all agreed in writing through the agents:

• Seller fixes it before settlement: best when it's quick and the seller is willing
• Closing credit: the seller credits you money at settlement toward the repair. Your lender has to approve it, the Closing Disclosure has to be updated, and loan programs cap how much a seller can contribute.
• Funds holdback: the settlement agent holds part of the seller's proceeds until the work is done. This needs the lender's approval and a written agreement, and some lenders won't allow one, so ask before you count on it.
• Short delay: move settlement a few days while the issue is fixed. Both parties must agree, and check that your rate lock covers the new date.

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

Stop and call your buyer's agent and your lender before settlement. You may need a longer delay or a larger holdback. If you are on the July 2026 Virginia REALTORS form, the contract no longer spells out your remedies for post-ratification damage, so the fix is negotiated; on any form, a real estate attorney can tell you where you stand.

Can you delay or back out at this stage?

Rarely by yourself. It depends on your contract.

By the final walk-through you have typically:

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

Most of your exit clauses are gone. What remains is the seller's promise about condition: under the current Virginia REALTORS form, a warranty that appliances and major systems will be in substantially the same working condition as at ratification. If the seller has materially damaged the home or removed items that convey, you may have grounds to delay settlement or pursue a remedy, but how that plays out is a negotiation or a legal question, not something the walk-through itself decides.

Work through your buyer's agent and, if the problem is serious, a Virginia real estate attorney. Do not refuse to close on your own. A failed settlement can put your earnest money deposit at risk and expose you to a breach-of-contract claim.

What to bring to the walk-through

• Your phone, fully charged, plus a charger to test outlets
• The inspection report from your home inspection
• The contract with all addenda, especially the repair addendum
• Repair invoices or receipts the seller has provided
• This checklist, printed or on your phone
• A small flashlight for crawlspaces, attics and dark closets
• A plug-in outlet tester, sold at any hardware store, which shows whether an outlet is wired correctly
• Your buyer's agent, who should attend, take notes and handle any follow-up with the listing agent

Final Walk-Through FAQ

How many days before closing is the final walk-through in Virginia?

Your contract sets it. The current Virginia REALTORS form leaves the number of days before settlement as a blank the parties fill in, and REIN forms have their own wording. Many Hampton Roads buyers schedule it 24 to 48 hours before settlement.

How long does a final walk-through take?

30 to 60 minutes for an average single-family home; longer for large homes or long repair lists. Don't rush it.

Who attends the final walk-through?

The buyer and the buyer's agent. Sellers usually don't attend. The listing agent may meet you to open the home.

Do I have to do a final walk-through?

Virginia purchase contracts generally give you the right to one rather than requiring it. Skipping it costs you your last look before signing, so do it.

What if the seller hasn't moved out yet?

Try to reschedule. With furniture in place you can't see walls and floors. If you can't wait, document what you can see and tell your agent in writing which areas were covered. If the seller is staying after settlement under an occupancy agreement, plan a second look at move-out.

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

Yes, if the seller's side allows the access, but most buyers don't need one. Some bring the inspector back, for a fee, to confirm major repairs were done correctly.

What if a repair was done improperly?

Photograph it and notify your agent right away. Options include having it redone by a licensed contractor before settlement, a credit, or a holdback for your own contractor to finish after settlement if the lender allows it. Ask for the contractor's invoice either way.

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

It happens. Your contract lists the items that convey. If a different or lesser appliance was substituted, document it and ask for the original, a comparable replacement, or a credit before settlement.

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

Possibly, depending on your contract and how serious the damage is. Talk to your buyer's agent, and to a real estate attorney before treating the contract as broken. Most walk-through problems end in a repair, credit or holdback.

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

Document it with photos and video. Damage such as cracked floor tile from a dropped dresser, door dings from movers or holes in walls beyond normal nail holes should be fixed or compensated before you sign.

Should I check the smoke and carbon monoxide detectors?

Yes. Press the test button on every smoke and CO alarm, and replace any that don't sound once you own the home. It takes a minute and is one of the cheapest safety checks you can do.

Sources & further reading

• Virginia REALTORS: Residential Purchase Contract walk-through changes (effective July 1, 2026)
• Code of Virginia § 55.1-703: Residential Property Disclosure Act, required disclosures
• Code of Virginia § 55.1-1000: Real Estate Settlement Agents Act, definitions
• Virginia Department of Professional and Occupational Regulation: Real Estate Board
• CFPB: Closing Disclosure
• CFPB: Closing on a home
• CFPB: Mortgage closing scams
• ALTA: Wire fraud prevention for buyers
• FEMA: Flood Map Service Center
• Understanding closing costs in Virginia

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.