Why Every Realtor (and Buyer) Should Always, Always Do a Final Walkthrough Before Closing
There are certain lessons in real estate you only need to learn once — and trust me, this is one of them.
On the surface, a final walkthrough might seem like a formality. The buyer already saw the home, they’re excited to close, and the finish line is so close you can almost hear the champagne bottles popping.
But here's the thing: real estate has a funny way of humbling you at the exact moment you think nothing can go wrong.
How do I know? Oh, let me count the ways.
The Great Fridge Flood
Many years ago, I had a buyer who felt confident enough to skip the final walkthrough.
“We were just there last night,” he said. “Everything’s good.”
Fast forward a few hours: we closed, shook hands, exchanged smiles. He drove straight to his new home… and walked into a lakefront property he never bought.
Turns out, the sellers had sent movers back after our final viewing to grab the fridge — a fridge with a live water line that nobody bothered to turn off.
In just two hours, the kitchen and living room were underwater.
Lesson #1: Water always moves faster than paperwork.
February Floodpocalypse
Fast forward to just this past February.
The house was picture-perfect… until the morning of closing when a frozen pipe decided to give up on life.
By the time I arrived, the entire first level was under three inches of water.
It wasn’t a cute little puddle you could mop up — it was "grab-a-rowboat-and-hope-for-the-best" kind of flooding.
And yes, deal busted.
Lesson #2: Frozen pipes do not care about your closing schedule.
The Curious Case of the Disappearing Garage Items
Another buyer asked if he could move a few things into the garage a few days before closing — some brand-new furniture, a TV, golf clubs, you know, just a few small investments.
He came back after closing, excited to start moving in... and the garage was completely empty. Everything stolen.
New house, no couch, no clubs, no clue.
Lesson #3: Until the keys are yours, your stuff isn’t safe.
The Copperhead Conspiracy
Then there was the seller who clearly didn’t want to let go.
After some "selling remorse" antics, we marched forward to the finish line like pros.
Day of closing, I arrived for the walkthrough...
No furniture. No cleaning. And in the middle of the empty living room — a copperhead snake.
Yep. A live one.
Maybe it was a coincidence. Maybe it was revenge. (To be fair, the buyer did call the seller "a snake" once.) Either way, it made for a memorable first impression.
Lesson #4: Sometimes the real snakes aren't just in the contract negotiations.
Fire Drill Finale
And just when I thought I had seen it all —
Another buyer insisted they didn’t need a final walkthrough.
Call it a gut feeling, but I decided to swing by the property anyway, just to be safe.
Good thing I did: a grass fire had broken out right in front of the house.
Flames moving fast.
Fire Department called.
If I hadn't caught it, that “new home” might have been a “new pile of ashes.”
Lesson #5: Trust your gut. And always check the grass.
Final Lesson (The One You Actually Need)
Always. Always. Always do a final walkthrough before closing.
Not the night before. Not a week before.
The day of closing — right before you sign.
It doesn't matter if the house looked flawless yesterday.
In real estate, overnight disasters aren’t just possible — they’re practically a rite of passage.
The walkthrough isn't just about making sure the home is still standing — it's about protecting your client’s investment, protecting your reputation, and making sure there are no ugly surprises waiting behind that front door.
And when everything checks out?
The feeling of handing over those keys with confidence — and maybe even a little laughter — is worth every extra minute.
Because at the end of the day, real estate is not just about closing deals — it’s about opening doors the right way.
Wyatt Poindexter - The Agency Oklahoma
