A little preparation before the final walkthrough can save Long Island sellers real money at closing.
The final walkthrough usually happens a day or two before closing. It's the buyer's chance to confirm the home is in the condition promised in the contract, that agreed items are still there, and that everything else is gone.
Most walkthroughs go smoothly. But when a problem turns up at the last minute, the seller has very little time to fix it. Small issues that could have been handled for a few dollars can turn into credits or price reductions at the closing table.
The most common walkthrough issues
In our experience, and from conversations with other local brokers, the same four issues come up again and again:
- "Broom clean" disagreements. The seller thinks the house is clean; the buyer doesn't.
- Items left behind. An old refrigerator in the garage, boxes in the attic, or paint cans and spare tiles the seller thought would be helpful.
- Missing fixtures. Shades, blinds, curtains or light fixtures the buyer expected to stay.
- Damage questions. A problem the buyer says wasn't there at the home inspection.
Five tips for a smooth walkthrough
- Go beyond "broom clean." Sweeping is the minimum. Wipe down the refrigerator inside and out, the countertops and the bathrooms. Vacuum crumbs and debris out of kitchen and bathroom cabinets and drawers. Leave the house completely empty, including the garage, attic, basement and any sheds, unless something has been agreed to in writing.
- Don't assume the buyer wants your extras. Spare tiles, leftover paint or a second fridge may seem like a helpful gift, but to many buyers they're just something to haul away. If you'd like to leave anything behind, ask your agent to confirm it with the buyer's agent first. If the buyer says no, it goes.
- Decide on fixtures when you list. If you plan to take shades, blinds, curtains, a chandelier or anything else attached to the house, tell your agent at the start. Your attorney can then list those exclusions in the contract, so there's no confusion later.
- Schedule the walkthrough the night before closing. A walkthrough the morning of closing leaves no time to fix anything. The night before gives everyone a chance to raise concerns right away and resolve small issues that evening, instead of at the closing table.
- Leave everything working. Keep the utilities on through closing, and check that appliances, faucets, lights and heating or cooling all run before you hand over the keys.
If a question comes up about damage
Sometimes a buyer notices something at the walkthrough and believes it's new. Often there's a simple way to check.
- The home inspection report. The buyer's own inspector documented the home's condition, usually with photos. If the issue is in the report, it was there before the contract was signed.
- The listing photos. Many defects, like a missing gutter or a damaged fence, are visible in the photos taken when the home went on the market.
On Long Island, real estate attorneys handle the contract and the closing, so they'll work out anything still unresolved. But checking the facts early usually settles the question quickly and fairly for both sides.
Frequently asked questions
When does the final walkthrough happen on Long Island?
Usually within 24 to 48 hours before closing. We recommend scheduling it the evening before closing, so there's time to fix small issues.
What does "broom clean" mean when selling a house?
At a minimum, the home is empty of belongings and debris and the floors are swept. We recommend going further: wipe down the refrigerator, countertops and bathrooms, and vacuum out cabinets and drawers.
Should I leave leftover paint and spare tiles for the buyer?
Only if the buyer agrees ahead of time. Otherwise, remove them along with everything else.
Are shades, blinds and curtains included in a home sale?
It depends on your contract. Items attached to the home are often treated as part of the sale, so if you plan to take them, have your attorney list them as exclusions in the contract.
What happens if the buyer finds a problem at the walkthrough?
Many issues can be fixed before closing. If something is still unresolved, the buyer's and seller's attorneys will work it out, often with a repair, a credit or money held in escrow until it's fixed.
A smooth closing starts at listing
A great sale doesn't end when you accept an offer. At Educators Realty, we guide our sellers through every step, from the day the home is listed to the moment the keys change hands, so there are fewer surprises at the closing table.
Thinking about selling your Long Island home? Contact Educators Realty to talk with one of our agents.
About the author: [Your name] is the broker and owner of Educators Realty in Syosset, NY, and teaches the New York State Real Estate Salesperson course at Molloy University.