The Final Walkthrough Before Closing in Florida: What Buyers Check and What Sellers Leave
October 1, 2026 · 8 min read · By Onias Derilus, Broker
The walkthrough is the buyer's last look before the keys change hands. Here is what the Florida AS IS contract says it covers, what sellers should leave behind, and how to handle a problem found the day before closing.
The final walkthrough before closing is the buyer's last look at the home before the deal funds and the keys change hands. In Florida it is short and focused. It is not a second inspection, and it is not a chance to renegotiate the whole deal. Instead, it confirms that the home is in the condition the contract promised and that the items that should stay are still there. This guide covers what the standard Florida contract says, what buyers check, what sellers should leave, who usually attends, and what happens if something breaks at the last minute.
Key takeaways
- Under the Florida Realtors/Florida Bar AS IS contract, the buyer may do a walkthrough on the day before closing or on closing day before the closing itself.
- Its purpose is narrow: confirm the personal property is there, the seller kept up the home, and the seller met other contract duties.
- The seller must keep the home in the condition it was in on the contract date, except for normal wear and tear and casualty loss.
- At closing, the seller must remove personal items and trash and hand over keys, garage door openers, access devices and codes.
- The seller must keep utilities on so the buyer can test lights, water and air conditioning.
What the contract says about the final walkthrough before closing
Most residential sales in Palm Beach County use one of the Florida Realtors/Florida Bar contracts. In the AS IS version (Rev. 8/24), the walkthrough clause lets the buyer, or the buyer's representative, inspect the property on the day before the closing date, or on closing day before the closing. The buyer picks the timing. A follow-up walkthrough is allowed if needed.
The clause also limits the purpose. The walkthrough is "solely" to confirm three things:
- All items of personal property are on the property.
- The seller has maintained the property as the contract requires.
- The seller has met all other obligations in the contract.
Forms change over time, so check the version you signed. Your agent can point you to the exact paragraphs.
The condition standard
The AS IS contract has a maintenance clause. Except for ordinary wear and tear and casualty loss, the seller must keep the property, "including, but not limited to, lawn, shrubbery, and pool," in the condition it was in on the effective date. That is the date the contract became binding.
So the test is not "Is the home perfect?" Instead, it is "Is the home in the same shape as when we signed?" A scuff from moving furniture is normal wear. A pool that turned green, a dead lawn or an AC that stopped working is not.
Walkthrough versus home inspection
Buyers sometimes mix these up. The home inspection happens early, during the inspection period. Under the AS IS contract, that period runs 15 days after the effective date if the blank is left empty. During that window, the buyer can cancel for any reason and get the deposit back.
The walkthrough comes at the very end. By then the inspection period is over, and the buyer has already accepted the home's condition as of the contract date. So the walkthrough only asks whether anything changed since then, and whether promised items and repairs are in place. If you want to find hidden problems, the inspection is the time to do it. Our guide to home inspection costs in Florida explains that step.
What buyers check on the final walkthrough before closing
Set aside enough time to be thorough. Bring the contract, any repair agreement and a phone charger to test outlets. Then work through the home room by room.
- Systems. Run the AC and heat. Turn on faucets and showers, flush toilets, and check under sinks for leaks. Run the dishwasher and garbage disposal briefly.
- Appliances. Test the range, oven, refrigerator, washer and dryer if they convey.
- Lights and outlets. Flip switches, test ceiling fans and plug in your charger.
- Doors and windows. Open, close and lock them. Check sliders and screens.
- Garage. Test the door opener and make sure remotes are there.
- Outside. Look at the lawn, landscaping and pool, since the contract names them.
- Damage. Look for new holes, dents or marks from the move.
- Repairs. Confirm any agreed repairs are done and ask for the receipts.
Items that convey with the home
The AS IS contract lists personal property that stays unless the parties exclude it. That list includes ranges and ovens, refrigerators, dishwashers, disposals, ceiling fans, light fixtures, drapery rods and draperies, blinds and window treatments, smoke detectors, garage door openers, thermostats, doorbells, TV wall mounts and hardware, security gate and other access devices, mailbox keys, and storm shutters and storm protection hardware.
Built-in appliances, built-in furnishings and attached carpeting and flooring go with the real property too. Therefore, if a fixture is missing, check the contract first. Then talk to your agent before closing.
What sellers must leave and hand over
Paragraph 6 of the AS IS contract says that at closing the seller must deliver possession free of tenants and occupants. It also says the seller must have "removed all personal items and trash" and must deliver all keys, garage door openers, access devices and codes. Sellers who want to stay after closing need a separate written agreement. Our guide to delayed possession after closing covers how that works.
Beyond what the contract requires, a few extras make the handoff smoother:
- Manuals and warranty papers for appliances, the AC, the water heater and the pool equipment.
- Gate codes, alarm codes and Wi-Fi details for smart thermostats or locks.
- Receipts for repairs you made after the inspection.
- Paint cans or spare tiles labeled by room.
- Contact info for the pool service, lawn service and pest company, if the buyer wants it.
Leave the home broom clean. A buyer who walks into a tidy, empty house is far less likely to raise small issues.
Who attends the final walkthrough before closing
The contract gives the right to the buyer or the buyer's representative. So the buyer and the buyer's agent are the usual attendees. Sellers often are not there, and many agents prefer it that way, since it lets the buyer look freely.
Access usually runs through the listing agent. The seller's side arranges a lockbox, a code or a meeting time. Under the contract's standards, the seller must provide utility service and access for a walkthrough, and a follow-up walkthrough if needed, upon reasonable notice. Keep power, water and gas on through closing day, even if you moved out early.
In gated communities, which are common in places like Wellington and Boca Raton, the buyer may need to be added to the gate list. Handle that a day or two ahead.
What happens if something breaks before closing
Things go wrong. An AC dies in August or a storm drops a tree on the fence. How you handle it depends on the cause.
Normal failures
If a system that worked at contract signing stops working before closing, the maintenance clause usually puts it on the seller. The fix can be a repair before closing, a credit, or money held in escrow until the repair is done. The parties need to agree in writing, and the buyer's lender may need to approve a credit.
Storms and other casualty
Casualty loss, such as fire or storm damage, follows a separate risk of loss clause. In the AS IS contract, if the cost to restore is 1.5% of the purchase price or less, the seller pays and closing goes forward, with money held in escrow if repairs are not done. If the cost runs higher, the buyer can either take the property as is with the 1.5% or cancel and get the deposit back.
Missing items
If a fixture or appliance that should convey is gone, the seller can return it, replace it or offer a credit. Most of these issues get settled the same day once the agents talk.
How buyers can prepare
A little planning keeps the walkthrough calm. First, confirm the time with your agent a few days ahead, and pick a slot that leaves room to fix small problems. Many buyers choose the day before closing for that reason. Next, reread your contract, the repair agreement and any list of excluded items.
Then make a short checklist from those papers. Write down each repair the seller agreed to and each item that should stay. Bring that list, plus a small light and a charger to test outlets. Finally, take photos of anything that looks wrong, and send them to your agent right away. Clear notes and photos make it much easier to settle an issue before you sign.
Tips for sellers before the final walkthrough before closing
- Move out at least a day early if you can, so the buyer sees an empty home.
- Test the AC, water heater, appliances and garage door the week before.
- Keep the lawn and pool serviced until closing day.
- Put manuals, codes, remotes and keys in one labeled spot.
- Gather repair receipts and give copies to your agent.
- Keep all utilities on through closing.
Before you even list, it helps to see the numbers. Ask your agent for an estimate of what you will net at the table, so the final numbers hold no surprises.
Frequently asked questions
Can a buyer back out after the final walkthrough before closing?
The walkthrough is not a new inspection period, so it does not by itself give the buyer a right to cancel. However, if the seller has not met the contract, such as by failing to maintain the home, the buyer may have remedies under the contract. A real estate attorney can explain the options.
How long does the final walkthrough before closing take?
It depends on the size of the home and how many repairs need checking. For a typical house or condo, plan on about an hour so nobody feels rushed.
Does the seller have to be at the walkthrough?
No. The contract gives the right to the buyer or the buyer's representative. The seller just needs to provide access and keep utilities on.
Does the seller have to clean the house?
The AS IS contract requires the seller to remove personal items and trash. Deep cleaning is not required, but a clean home avoids disputes.
Sources
Selling in Palm Beach County, Hobe Sound or Port St. Lucie? We prepare every seller for the walkthrough so closing day goes quietly. Request a personalized seller net-proceeds sheet or check what your home is worth. Buying? Ask our buyer team for our walkthrough checklist.
