What should I do if I find problems at the final walkthrough?

The final walkthrough is your last chance to verify the home matches what the contract promised, usually scheduled within a few days of settlement, often hours before signing. It is not a second full inspection; it is a confirmation check: agreed repairs completed, personal property removed, included items still present, and no new damage since your last visit.

When everything checks out, you head to settlement with confidence. When something is wrong, the walkthrough is exactly the right moment to catch it, because you still hold leverage. Once you sign and the deed records, the home is yours and the negotiation window closes. That is why agents always advise buyers to attend the final walkthrough in person and take it seriously.

Not every finding is a deal-breaker. A few scuffs on the wall or a closet left with coat hangers is normal wear-and-tear, but a missing refrigerator, a hole in the wall the seller agreed to fix, trash left behind, or water damage that was not there before are real problems. The test is simple: does this contradict the contract, the agreed repair addenda, or the condition the home was in when you wrote the offer?

Focus on what the seller promised in writing: repairs from the addendum, included appliances and fixtures, and the agreement that the home be delivered in substantially the same condition as when you viewed it. Document anything that violates those promises with photos and, if possible, video. Your phone is the best tool you have in a walkthrough, use it generously.

The moment you spot a real problem, call your agent before you leave the property. Do not sign anything at settlement that day hoping the issue will sort itself out, because a signed closing resolves the deal and your leverage disappears. Your agent will contact the seller's agent immediately and frame the issue against the contract language.

Keep the tone cooperative rather than accusatory, at least at first. Many walkthrough issues are simple oversights: the seller meant to grab the attic light fixtures, or the contractor left debris behind. A phone call often produces a fast fix because the seller also wants to close on schedule. If the response is a refusal, your agent escalates through the proper channel, typically an addendum or, at the extreme, a delay of settlement until the issue is resolved.

Depending on the severity, you have three practical paths. For small items, accept a credit at settlement or a quick fix by the seller. For agreed repairs that were never done, demand either completion before closing, with a re-verification, or a credit large enough for you to hire your own contractor. For serious new damage, like a water leak or vandalism, you may need to postpone settlement until the situation is resolved or the seller makes it right.

If the seller simply refuses and the issue is material, your agent and attorney will explain your options under the Pennsylvania purchase agreement, including extending the closing date or, in the worst case, backing out under the contract terms. That outcome is rare; almost every walkthrough issue resolves with a credit or a fast repair, because both sides want the deal to close. The important thing is to document, communicate, and refuse to sign away your leverage silently.

The best walkthrough is the one with no surprises, and you can tilt the odds in your favor. Schedule it as close to settlement as possible, go during daylight, and bring the contract and repair addenda with you. Test what you can: the heating and cooling, water pressure, appliances that stay, and that the utilities are still on. Confirm the seller's belongings are gone and the home has been cleaned to the standard agreed.

Take a final set of photos even when everything looks right, because they become your record if anything surfaces later, like a damaged floor hidden under boxes. And read the settlement documents carefully the morning of closing: in Pennsylvania, the settlement statement should reflect any credits or repair agreements you reached. If the numbers do not match the agreement, that is the moment to speak up, before you sign.

If something is wrong at the final walkthrough, run this order of operations:

• ✓ Document everything: photos and video of each issue, with timestamps
• ✓ Call your agent before you leave: do not head to settlement quietly with an unresolved problem
• ✓ Compare to the contract and addenda: agreed repairs, included items, and condition promises are your yardstick
• ✓ Pick a path: seller fixes it before closing, you take a credit, or settlement waits
• ✓ Put the resolution in writing: an addendum or amended settlement statement protects you before you sign

Almost every walkthrough issue ends with a repair or a credit once the seller understands it is blocking their own closing. Be firm about the things that matter, flexible about the trinkets, and never let a signed closing erase a problem you found minutes earlier.