By Prerna Kapoor, CLHMS | REAL Brokerage | May 23, 2026
Picture this. You’ve spent three months house hunting, you’re 23 hours from signing closing papers on a home in Parker or Aurora, and your agent reminds you about the final walkthrough. It feels like a formality. It isn’t.
I’ve seen final walkthroughs catch broken garbage disposals, missing appliances, leaking faucets, and once, a brand new water stain on a ceiling that wasn’t there at inspection. Every one of those things was fixable, but only because we caught them before signing. Once you sign, those problems become yours.
Here is what to actually do during your walkthrough so you don’t miss anything that matters.
When to Schedule Your Walkthrough
The Colorado Contract to Buy and Sell Real Estate gives you the right to a final walkthrough within a reasonable time before closing. Most agents schedule it 24 to 48 hours out. I usually push for 24 hours out, sometimes even the morning of closing, because the goal is to see the home as close to signing as possible.
If the sellers are still moving out the day before closing, that’s fine. Just plan to walk through after the truck pulls away. You want to see the house empty so you can spot anything the furniture was hiding.
Bring your buyer’s agent, a phone with a camera, the inspection report, and any agreed-upon repair documentation. If repairs were promised, the seller should have receipts or invoices ready.
The Eight Things to Physically Check
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Walk the home with a list. Memory fails when you’re excited. Here’s what should be on it.
1. Every appliance that’s supposed to stay. Turn on the oven, run the dishwasher for a cycle, test the microwave, check the refrigerator is cold, run the garbage disposal. If a washer or dryer was included, run them too. The Colorado contract specifies which appliances stay, so cross-reference the Inclusions section.
2. Heat and air conditioning. Switch the thermostat between heat and cool. Listen for the system to kick on. In May or June, you want to confirm the AC works before the first 90-degree day in July hits.
3. Plumbing. Flush every toilet. Run hot and cold water at every sink and shower. Check under sinks for active leaks. Look at the water heater closet for puddles or rust.
4. Electrical. Flip every light switch. Test outlets in a few rooms with your phone charger. Confirm the garage door opener and any keypad codes work.
5. Agreed repairs. If the seller agreed to fix a leaking roof shingle, a cracked window, or a busted GFCI outlet, verify it’s done. Ask for receipts from licensed contractors when the work required permits.
6. Items the seller agreed to leave. Pool equipment, sheds, garage shelving, window coverings, smart thermostats, doorbell cameras. If it was in the contract, it should still be there.
7. The condition of walls, floors, and ceilings. Now that furniture is gone, you can see things that were hidden. Big dents in drywall, stained carpet, water marks on ceilings, missing light fixtures. Take photos of anything new.
8. The exterior. Walk the yard. Check the fence, sprinkler heads if applicable, gutters, and any outdoor structures. Confirm landscaping wasn’t dug up or damaged during the move.
What to Do If You Find Something Wrong
First, don’t panic. Most issues found at walkthrough are solvable without delaying closing.
If it’s a small issue, like a broken disposal or a damaged screen door, your agent can request a credit at closing. The title company adjusts the final settlement statement, and you receive cash to handle the repair yourself.
If it’s bigger, like an appliance that’s gone or a significant new repair, you have a few options. You can request the seller fix it before closing and delay signing by a day or two. You can negotiate a larger credit. Or in serious cases, you can ask the title company to set up an escrow holdback, where a portion of the seller’s proceeds is held back until the repair is completed and verified after closing.
Communicate fast. The closing date is contractual, and both sides usually have moving plans that depend on signing on schedule. The earlier you flag an issue, the easier it is to resolve it without anyone losing money or rebooking movers.
What You Can’t Fix at This Stage
The walkthrough isn’t a second inspection. You’re verifying the home is in the condition it was in when you signed the contract, with agreed repairs completed. You can’t bring up an issue you noticed at the original inspection but didn’t object to. You can’t renegotiate price because you decided you want a new countertop.
If something major shows up that wasn’t on the inspection report and wasn’t there during your last visit, that’s a legitimate walkthrough issue. A new ceiling stain. A cracked window. A missing built-in appliance. Those are fair to raise.
Set realistic expectations for yourself. You’re not looking for cosmetic perfection. You’re confirming nothing significant changed between contract and closing.
One Last Thing Most Buyers Forget
Bring your closing disclosure with you. Compare what you’re seeing in the home to what’s described in the contract Inclusions section. The number of buyers who get to closing day and realize they assumed a swing set or pool table was staying, only to find it gone, is higher than you’d think.
If it wasn’t written into the contract, the seller wasn’t required to leave it. Even if they verbally said they would. This is why everything that matters belongs in the Inclusions or Personal Property section in writing.
A good walkthrough takes 30 to 45 minutes. It’s the last chance to make sure your major purchase is in the shape you agreed to buy it in. Take it seriously, but don’t dread it. With a clear list and an experienced agent, it usually goes smoothly.
If you have questions about what to look for on your walkthrough, or you want to talk through your Colorado purchase contract before signing, I’m always happy to help. Buying a home is a big decision, and the final steps deserve as much care as the first ones.
Prerna Kapoor | REALTOR® | Luxury Home Specialist
REAL Brokerage | 720-949-5450 | info@prernakapoor.com
CLHMS • RENE • PSA • ABR | International Sterling Society Award Winner
Prerna specializes in residential real estate across Parker, Aurora, Lone Tree, Castle Pines, Highlands Ranch, Cherry Creek, Greenwood Village, and Centennial. She speaks English, Japanese, and Hindi.
