What should buyers check during the final walkthrough before closing in Idaho?
The final walkthrough, typically scheduled within 24-48 hours of closing, is your opportunity to verify that the home is in the agreed-upon condition, that any negotiated repairs were completed, and that nothing significant changed since your inspection. It's not a second inspection, and it's not the time to raise new concerns from the original inspection. Focus on: condition of negotiated repairs, that all agreed-upon items are still in place (appliances, fixtures), and that the home hasn't been damaged during the seller's move-out.
By Eli Dahlin | Aug 22, 2026
The final walkthrough is one of the most underutilized protections buyers have in the closing process. Most buyers treat it as a formality, walk through quickly, and sign off without truly checking what they came to check. Here's how to approach it correctly so you're not discovering problems on moving day.
What the Final Walkthrough Is For
The final walkthrough is not a second home inspection. You're not re-evaluating every system and surface in the home. Your inspector already did that. The walkthrough has a specific, narrower purpose:
- Confirm that any repairs the seller agreed to make were actually completed
- Verify that all personal property included in the sale (appliances, fixtures, window treatments, any items listed in the contract) is still present
- Check that the home hasn't been damaged during the seller's move-out process
- Confirm utilities are on and systems are functioning
If you find something significantly wrong at the final walkthrough, you have real leverage. Closing hasn't happened yet. You have the ability to delay closing or require a remedy before you sign.
When to Schedule It
The final walkthrough typically happens within 24-48 hours of your scheduled closing, once the seller has moved out or is in the final stages of moving. This timing is important: you want to see the home as close to vacant as possible, so you can inspect walls, floors, and areas that were previously covered by furniture.
If the seller is doing a post-closing leaseback, the walkthrough happens before closing while the seller still has their belongings in the home, which limits what you can see. In that case, a second walkthrough at the end of the leaseback period, before keys are exchanged, is worth negotiating into the leaseback terms.
What to Actually Check
Negotiated repairs. Bring a copy of your inspection resolution document listing every item the seller agreed to address. Check each one. If the seller agreed to repair a leaking faucet, turn on the faucet. If they agreed to replace a broken window, look at that window. If they agreed to service the HVAC, ask for the service receipt.
Appliances. Run every appliance that's included in the sale: dishwasher, garbage disposal, oven, microwave, refrigerator ice maker if applicable. It takes two minutes and catches problems that are much harder to resolve after closing.
HVAC systems. Turn on the furnace and/or AC, depending on the season, and verify they're producing conditioned air. Check that the thermostat is responding and that airflow from vents seems normal.
Water. Run water at every faucet, check under sinks for any signs of new leaks, flush every toilet, and run the showers. This is particularly important if the home was vacant for any period before closing, since vacant homes can develop plumbing issues.
Electrical. Flip every light switch. Check outlets in key areas. If anything didn't work during your inspection that the seller was supposed to fix, test it now.
Walls, floors, and ceilings. Look for any damage that may have occurred during the seller's move-out: scuffs on walls from furniture, scratches on hardwood floors from sliding heavy items, holes where artwork was hung. Note anything that wasn't there during your inspection.
Garage doors and openers. Open and close every garage door. Confirm all remotes and keypads are present.
Personal property. Walk through the contract addenda listing any personal property included in the sale (specific appliances, window treatments, mounted TVs, outdoor equipment) and confirm each item is present.
Exterior and outbuildings. Check the yard, any sheds or outbuildings, and the exterior of the home for anything that's changed since your inspection or walkthrough period.
What to Do If Something Is Wrong
If you find a significant problem at the final walkthrough, don't simply sign off and close. Contact your agent immediately. Your options depend on what the problem is:
Seller didn't complete an agreed repair. You have a contractual right to that repair. Closing can be delayed until it's addressed, or you can negotiate a credit at closing equivalent to the repair cost.
Something was damaged during move-out. Document it with photos. This is a breach of the seller's obligation to deliver the property in the same condition as the inspection, normal wear excepted. Your agent will work with the listing agent to resolve it before or at closing.
An included item is missing. If a refrigerator or other item listed in the contract isn't there, that's a breach. It gets resolved before you sign.
Minor issues. Small scuffs or light cosmetic issues from moving are common and generally not worth delaying closing over. Use judgment about what's material versus what's incidental.
What the Final Walkthrough Is Not
It's not the time to bring up concerns from the original inspection that weren't part of your negotiated resolution. If you accepted the home with a condition and didn't negotiate a repair, that condition isn't a valid walkthrough objection.
It's also not a negotiating session for things you've changed your mind about wanting. The contract terms are set. The walkthrough verifies those terms were met.
Frequently Asked Questions
Is a final walkthrough required in Idaho?
It's not legally required, but it's strongly recommended and is standard practice in Idaho Falls real estate transactions. Skipping it means you have no recourse if the home was damaged during move-out or if agreed repairs weren't completed, other than pursuing the seller after closing, which is a much harder position.
What happens if the final walkthrough reveals a problem in Idaho?
If a significant problem surfaces at the final walkthrough, you can delay closing until it's resolved, request a credit at closing for the cost of addressing it, or in extreme cases terminate the contract if the problem represents a material breach. Your agent should be present and will coordinate with the listing agent to resolve the issue.
How long does a final walkthrough take in Idaho Falls?
For most homes, a thorough final walkthrough takes 30-60 minutes. Larger homes or properties with more systems to check may take longer. Budget enough time to check every room and every system rather than rushing through.
Can a buyer back out after the final walkthrough in Idaho?
It depends on what was found and whether any contingencies remain active. If the home is in the agreed-upon condition and all contract terms are met, a buyer who walks away at this stage risks losing their earnest money. If the seller has materially breached the contract (failed to make agreed repairs, damaged the property, removed included items), the buyer has legitimate grounds for cancellation or remedy.
I attend every final walkthrough with the buyers I represent and know exactly what to look for. If you're closing on a home in Idaho Falls and you want to make sure the walkthrough is done right, reach out at dahlinrealestate.com/contact and I'll send along my Buyer's Guide with a full walkthrough checklist.
About Eli Dahlin Eli Dahlin, REALTOR®, is a top 5% producing real estate agent with Silvercreek Realty Group, Idaho's largest independent brokerage. Serving Idaho Falls and Eastern Idaho, including Rigby, Shelley, Blackfoot, Pocatello, Rexburg, and Island Park, Eli has closed over 100 transactions and averages 20+ sales per year, with $20M projected 2026 production. He specializes in luxury homes, new construction, relocation, VA buyers, first-time buyers, and investment properties. Known for high-end marketing, strong negotiation, and modern video-driven listing strategies, Eli helps clients achieve exceptional results with a streamlined, professional experience.
