The final walk-through is the last time you see the home before you own it, and it is the step buyers most often misunderstand. Many people expect a second chance to inspect the house or renegotiate. In Florida, the standard contract treats it as something much narrower. Here is what the walk-through is for, what to check, and what to do if you find a problem.

Key takeaways

  • Under the Florida Realtors/Florida Bar contract forms, the walk-through is meant to confirm that included personal property is still there and that the seller kept the property maintained as the contract requires.
  • It is not a new inspection period. Your right to inspect and cancel is tied to the inspection period, which is 15 days if the blank is left empty.
  • Bring your inspection report and any repair list so you can check that agreed items were actually completed.

What the contract says a walk-through is

The widely used Florida Realtors/Florida Bar residential contract forms describe the walk-through as follows: on the day before the closing date, or on the closing date before closing, as the buyer specifies, the buyer or the buyer’s representative may do a walk-through (and a follow-up walk-through if necessary) solely to confirm that all items of personal property are on the property and to verify that the seller has maintained the property as required by the contract’s maintenance paragraph. The “AS IS” version uses the same language, tied to its “AS IS” maintenance requirement.

That wording matters. A walk-through is a verification step, not a fresh round of inspections. Your own contract, riders and addenda control, so ask your real estate agent or attorney how yours reads.

Walk-through vs. home inspection

Your inspection happens during the inspection period, typically before you are deep into the closing process. Under both contract forms the default inspection period is 15 days after the effective date if the blank is not filled in. In the “AS IS” contract, if you decide the property is not acceptable, you may terminate by written notice before the inspection period ends. After that window closes, you generally cannot cancel just because you now dislike something. The walk-through comes later and checks that nothing has changed. For what that earlier inspection does and does not include, see our guide on what a Florida home inspection doesn’t cover.

What to bring

  • Your home inspection report and any wood-destroying organism (WDO) report.
  • The signed repair addendum or list of repairs the seller agreed to, if any.
  • A copy of the contract’s list of included and excluded items.
  • A phone for photos and a small flashlight and phone charger or outlet tester.
  • Your agent, if possible.

Walk-through checklist

Inside the home

  1. Included items. Confirm appliances, ceiling fans, light fixtures, window treatments, garage door openers and other listed items are present. The standard forms list items such as range, refrigerator, dishwasher, disposal, smoke detectors, thermostats and storm shutters or storm protection items unless excluded.
  2. Agreed repairs. Compare each item against your repair list. Ask for invoices or receipts from the contractor.
  3. Run the systems. Switch the AC and heat on, run every faucet and flush each toilet, run the dishwasher and disposal, and test the water heater at a hot tap.
  4. Water and moisture. Look under sinks and at ceilings and wall bases for fresh stains, especially after rain. Fresh damage since your inspection is exactly what the walk-through is for.
  5. Electrical. Test outlets and switches, GFCI buttons in kitchens, baths and garages, and the smoke detectors.
  6. Doors and windows. Open and close each one, check locks and screens.
  7. Condition and cleanliness. Look for new damage from the move-out, such as gouged floors or holes in walls, and for items left behind.

Outside the home

  1. Roof and gutters. From the ground, look for missing shingles or tiles, and for storm damage. If a storm or hurricane passed between inspection and closing, take it seriously. Our roof age and condition guide explains what inspectors look at.
  2. Pool and screen enclosure. Check that equipment runs and the water is maintained, and look for torn screens. See our pool inspection guide.
  3. Lawn and landscaping. The contract requires the seller to maintain the lawn, shrubbery and pool in the condition existing on the effective date, ordinary wear and tear excepted.
  4. Drainage. After rain, look for standing water against the foundation.

New construction: a different kind of walk-through

If you are buying a newly built home, the walk-through often has a punch list of unfinished items. The Florida Bar’s consumer pamphlet on buying a home advises buyers to perform a walk-through before closing to make sure improvements were completed, and to confirm the municipality or county issued a Certificate of Occupancy or Certificate of Completion. Many builders also schedule their own orientation. If you want a professional look before your builder’s warranty clock starts, see our overview of 11-month new construction inspections.

If you find a problem

  1. Do not close the conversation. Tell your agent right away, in writing, with photos.
  2. Identify the type of issue. Missing personal property, a failed maintenance duty, and an agreed repair that was not done are covered by the contract. A cosmetic preference you missed earlier generally is not.
  3. Ask for a fix before closing. Common resolutions are completing the repair, a credit at closing, or an agreed escrow. These need the seller’s agreement and are written down by your agent or attorney.
  4. Do not skip a serious issue. If you are unsure, ask your attorney or the closing agent before signing.

Timing also matters on the lending side. If your loan terms change, you will receive a revised Closing Disclosure, and a fresh review is wise. Our companion guide on the Closing Disclosure and the three-business-day rule explains how to check those numbers. If a repair is large enough that you are considering renovation financing, our 203(k) consultant guide is a useful next read.

Common mistakes

  • Scheduling the walk-through for the closing table, with no time to resolve problems.
  • Treating it as a chance to renegotiate price.
  • Forgetting to run the AC and water.
  • Not checking items against the repair addendum.
  • Signing closing documents before a discovered problem is addressed in writing.

Frequently asked questions

When is the final walk-through in Florida?

Under the Florida Realtors/Florida Bar forms, on the day before the closing date, or on the closing date before closing, as the buyer specifies.

Can I cancel the contract at the walk-through?

The walk-through language is limited to confirming personal property and the seller’s maintenance. Any right to terminate comes from your contract terms, such as the inspection period, financing or other contingencies. Ask your attorney about your specific situation.

How long should it take?

Plan on 30 to 60 minutes for a typical house. Allow more for larger homes or pools.

Should my inspector come?

It is not required. Some buyers hire their inspector for a re-check of specific repairs, which is a service you arrange directly and should confirm fits your contract timeline.

What if the seller’s belongings are still there?

Raise it with your agent immediately. Possession is normally delivered as stated in the contract, so unresolved items should be addressed before you sign.

Sources

Florida Realtors/Florida Bar Residential Contract For Sale And Purchase and “AS IS” Residential Contract (inspection period, walk-through, maintenance paragraphs); The Florida Bar, Consumer Pamphlet: Buying a Home. Reviewed November 5, 2026.

About the author: Tariq AbouAdma is a Florida Certified Master Inspector (License HI9899) and HUD 203(k) Consultant (A1331) with Quality Real Estate Inspections LLC, 336 Wilshire Blvd, Suite 274-229, Casselberry, FL 32707. Questions or want to book an inspection? Call 321-222-3116. This article is educational and not legal advice.