Final Walkthrough Checklist for California Home Buyers

A final walkthrough checklist helps you check three things before you close: the home matches the condition your purchase agreement calls for, the seller’s agreed repairs appear to be done, and the systems and included appliances still run. If you had an inspection and negotiated repairs, this visit is your last easy chance to catch a missed item while unresolved contractual obligations can be addressed before closing.

At Orange and South Coast Property Services, we have worked with buyers in Orange County and San Diego County for more than 38 years, and the same gaps tend to show up. Below, you’ll find what to bring, what to check, and what to do if a repair is missing.

What Is a Final Walkthrough in California?

A final walkthrough is a short visit near the close of escrow, within the window set in your purchase agreement. You check that the home matches the condition you agreed to buy, plus any repairs the seller agreed to make. It is not a second home inspection.

In many California purchase agreements, this step is called the “final verification of condition.” The California Association of REALTORS® guide to the final verification explains that the seller is generally expected to hand over the home in the same condition it was in at acceptance, plus any agreed repairs, with debris and personal items not included in the sale removed. Deadlines vary from contract to contract. Review your signed purchase agreement and repair addendum for the repair deadline, document-delivery requirements, and final-verification window.

The final verification generally is not a separate contingency, and it does not give you an automatic right to cancel. It is a chance to check whether the seller has met their obligations. If something the seller agreed to do is unresolved, it may need a negotiated fix, such as finishing the work, a credit, or another agreement in writing. Under C.A.R. final-verification guidance, a serious failure by the seller may affect whether closing goes forward. A minor issue does not automatically justify cancelling. Talk with your agent and a real estate attorney before you delay or refuse to close.

At the end of the walkthrough, your agent may ask you to sign a Verification of Property Condition form (C.A.R. Form VP). Read it before you sign. If something is wrong, ask your agent to note it on the form rather than mentioning it in passing.

Buying new construction? The builder walkthrough works a little differently. Learn whether a home inspection is recommended for newly built homes.

Final Walkthrough vs. Home Inspection

	Home Inspection	Final Walkthrough
Who does it	A home inspector	You and your agent
When	Early in escrow, during your investigation period	Near closing, within the window set in your purchase agreement
Purpose	Document visible conditions and apparent defects	Check the home against your contract and repair agreement
How long (rough estimate)	Often about 2 to 4 hours, depending on the home and scope	Often about 30 to 60 minutes, depending on the home and repair list
Result	A written inspection report	A signed form and notes on anything unresolved

Times are rough planning estimates, not set appointment lengths. Actual time depends on the property’s size, access, the scope of the inspection or walkthrough, the equipment on site, and how complex any repairs are.

A California home inspection is a visual, non-invasive look at readily accessible parts of the home at the time of the visit. The walkthrough builds on that report. It does not replace it.

What to Bring to Your Final Walkthrough

Bring the paperwork that shows what you were promised, plus a few simple tools. Your signed purchase agreement sets the standard the home is measured against. Other documents are helpful references.

Paperwork

• Your signed purchase agreement and all addenda
• Your home inspection report and any earlier photos, plus any specialty reports such as a sewer scope inspection, pool report, or solar report
• Receipts, invoices, and any written statement from the seller listing work they did themselves
• The termite completion notice, if the seller agreed to wood-destroying pest repairs
• The list of items your purchase agreement includes in the sale, such as fixtures, appliances, and remotes
• The seller’s pre-listing inspection report, if they had one done before listing

Tools

• Your phone, for photos and video
• A flashlight for under sinks and closets
• A phone charger or a plug-in outlet tester (see the Electrical checklist for what these can and can’t tell you)
• A notepad or a notes app

How to read a repair receipt

A receipt shows what work was claimed. It does not prove the work was done well, that a permit was approved, or that the original problem was fixed.

Ask for detailed invoices and paid receipts for work done by others. If the seller did the work themselves, ask for a written statement listing what they did and when. A useful invoice names the business, shows a date, and describes work that matches the line item in your repair addendum.

When a job requires a license, check the contractor’s number on the Contractors State License Board license check. Under current CSLB licensing requirements, unlicensed operators may only take on jobs under $1,000 in total costs, and only when the work needs no permit and uses no employees. A larger project can’t be split into smaller jobs to get under that limit. A missing license number does not by itself mean the work was unlawful, but it is worth asking about.

Your purchase agreement may also set its own repair requirements, so ask your agent what yours says. If paperwork is missing or vague, ask your agent to request more detail before you close.

Before You Go

• Ask your agent to set the walkthrough time with the seller’s agent so you have access to the whole property, including the garage, gates, and side yards
• Ask your agent to confirm that water, gas, and electricity will stay on through the walkthrough
• If the home has a pool, spa, or solar, coordinate access and operating arrangements with the seller through your agent. Equipment should be operated only when safe and according to manufacturer instructions.
• Make sure the keys, remotes, and gate codes needed to access the property will be available for the walkthrough
• If the home has solar, make sure you and your agent reviewed the ownership, financing, transfer, and warranty paperwork during escrow. The walkthrough is for picking up final copies and access, not for that review

Check the Seller’s Agreed Repairs First

Start with the repair list, because a missing repair is much harder to resolve after closing. Everything else on this checklist can wait until the repairs are checked off.

1. Match each item. Read each line of your repair addendum and find that spot in the home.
2. Look at the work. From where you can safely see it, look for new parts, fresh caulk, patched drywall, and new hardware. These are visible signs that something was done
3. Operate what you can. If the repair was a faucet, a door, a switch, or an outlet, try it. This shows how it responds today, not whether the repair will hold.
4. Match the paperwork. Check that an invoice, receipt, or seller statement covers the item. Keep in mind that paperwork documents the claimed work but doesn’t prove the repair was done correctly.
5. Take photos. Photograph each repaired item, even the ones that look fine.

Keep in mind what you can and can’t learn by looking. A fresh patch on a ceiling tells you someone did work. It does not tell you whether the leak above it was fixed at the source.

Repairs inside walls, on the roof, in the electrical panel, or at gas connections often need a trained eye or a licensed tradesperson to evaluate. For roof items, a drone roof inspection can capture images of areas that are hard to see from the ground.

Your Room-by-Room Final Walkthrough Checklist

After the repairs, walk every room and use the things you will need on your first day in the home. Compare what you see with what your purchase agreement requires, using the inspection report and earlier photos as a reference.

Running a system or appliance shows how it responds that day. It does not tell you the item is safe, how well it will perform, or how long it will last.

You may also notice something that was there all along but wasn’t caught earlier. That does not automatically make it the seller’s responsibility. Ask your agent what your contract says before you raise it.

Stick to items you can easily reach and run with normal controls, like faucets, switches, thermostats, and appliance buttons. Do not climb onto the roof, go into attics or crawlspaces, remove covers from panels or equipment, or try to fix anything. If you can’t safely check something, take a photo, write it down, and ask your agent whether a professional should look at it.

Water and Plumbing

• Run hot and cold water at every faucet, shower, and tub for a minute or two
• Flush every toilet and watch that it refills and stops
• Use your flashlight to look under sinks for drips, puddles, or new water stains
• Look around the water heater for signs of water on the floor
• Try outdoor hose bibs, and run the irrigation system if it is included
• Watch for musty smells or new stains on ceilings and walls

If you want to know what is in the water itself, that is a separate question from whether the plumbing runs. Our guide on how to test your water quality at home covers your options, and this post explains why testing water quality matters in California.

New stains or a musty smell can have several causes, and a stain alone does not mean mold is present. Do not open walls, cut into materials, or take samples during the walkthrough. If something concerns you, take a photo, write it down, and ask your agent whether a qualified professional should evaluate it.

Electrical

These are basic checks using normal controls. Follow the manufacturer’s instructions for any device you test.

• Flip every light switch and ceiling fan control
• Plug a phone charger or a plug-in outlet tester into outlets in each room. A charger only shows that power is reaching the outlet. A basic outlet tester can flag some common wiring problems, but it can miss others and does not check the wiring inside the walls
• Press the “test” and “reset” buttons on GFCI outlets in the kitchen, bathrooms, garage, and outdoors, following the instructions printed on the outlet or its label
• Press the test button on smoke and carbon monoxide alarms, following the instructions on the alarm
• Check that exterior and garage lights turn on
• Look to see that the electrical panel is reachable and its cover is in place. Do not remove the cover

A light turning on or an alarm beeping shows how that item responded that day. It does not tell you the wiring is correct or grounded, that the home has enough alarms in the right places, that the system meets code, or that it is safe. If a light flickers, a breaker trips, or an outlet feels warm, stop using it, write it down, and ask your agent to have a licensed electrician take a look. For smoke, sparking, or a strong burning smell, follow the emergency steps below.

Heating and Cooling

Use the thermostat’s normal controls, and follow the equipment manufacturer’s operating instructions. These are often printed on the thermostat, on the equipment, or in the owner’s manual the seller leaves behind.

• Set the thermostat to heat and give the system several minutes to start
• Before switching to cool, turn the system off and wait for any restart delay the manufacturer requires. Many systems have a built-in delay, so a slow start is not always a problem
• Skip the cooling check when it is cold outside. Running air conditioning in cold weather may not be appropriate for some equipment. See Trane guidance on cold-weather operation
• Hold your hand near several vents to feel for airflow
• Listen for loud rattles or banging. If you smell burning, stop and follow the steps in “If Something Seems Dangerous” below

A few minutes of warm or cool air shows how the system responded that day. It does not tell you whether the system has enough capacity for the home or is operating safely. If heating or cooling was on your repair list, or something seems off, a licensed HVAC contractor can evaluate it.

Appliances and Included Items

• Turn on each range burner, the oven, and the microwave
• Start the dishwasher on a short cycle and run the garbage disposal
• Check the refrigerator, washer, and dryer if they are part of the sale
• Try the garage door opener with the wall control and any remotes available at the walkthrough
• Check that fixtures, window coverings, and other items included in your purchase agreement are still there
• Confirm arrangements for delivery of keys, remotes, codes, and HOA access devices at the agreed possession time

Walls, Floors, Windows, and Outside

• Look for new dings, holes, or scrapes from move-out
• Open and close windows and doors, and check that locks work
• Look for broken glass or missing screens
• Check that plants and landscaping included in the sale are still there
• Look in closets, the garage, and the side yards for items left behind

If Something Seems Dangerous

Suspected gas leak. Signs include the smell of natural gas or a hissing sound near a gas appliance, meter, or line. Leave the home right away. Do not flip lights or switches, light a flame, start appliances, or use your phone in the affected area. Once you are at a safe distance, call your gas utility (SoCalGas or SDG&E, depending on where the home is) or 911. SDG&E gas-leak guidance also notes that you can’t always rely on smell alone to detect a leak.

Smoke, sparking, or a strong burning smell. Leave the home and call 911 from outside. Do not try to find the source.

Everything else. For issues that aren’t emergencies, write them down, take photos from a safe spot, and tell your agent.

Pool, Spa, and Solar Checks for California Homes

Many homes in Orange County and San Diego County have a pool, a spa, or rooftop solar. Give these a few extra minutes, because problems with them tend to be expensive.

Pool and Spa

Use only the equipment’s normal on/off controls, and follow the manufacturer’s operating instructions on the equipment label or in the owner’s manual.

• Check that the pump, filter, heater, and controls are still at the equipment pad
• Turn the pump on and see whether water moves through the system, for example at the return jets
• If the pump hums but water doesn’t move, turn it off. That symptom has several possible causes, so don’t try to troubleshoot or prime the pump yourself. Note it and ask your agent to have a licensed pool contractor evaluate it
• Do not open the pump lid, filter, or any other pressurized equipment
• Look for puddles or wet spots around the equipment
• Note the water level and color. Green or cloudy water can mean maintenance stopped after the seller moved out
• If a heater repair was agreed to, start the heater only after the pump is running and water is circulating, and follow the heater manufacturer’s instructions
• Check that gates, alarms, covers, and other barriers noted in your inspection report are still in place. Seeing that they are there does not tell you whether they work correctly or meet safety requirements. If you have questions about a barrier, or one appears damaged, missing, or not working, note it and ask your agent to have a qualified professional evaluate it

A quick look at the equipment can’t tell you about leaks under the deck or problems inside the heater. If a pool repair was on your list and you have questions, a licensed pool contractor can evaluate it.

Solar

Most solar paperwork should be handled earlier in escrow, not at the walkthrough. A system may be owned outright, financed, leased, or under a power purchase agreement, and each comes with different obligations. Review financing terms, transfer requirements, warranties, and utility arrangements with your agent during escrow. Once that review is done, the walkthrough is the time to collect final documents and access.

At the walkthrough:

• Look at the inverter display or the monitoring app for a normal status and no fault lights
• Collect final copies of warranties and transfer documents, plus the monitoring login
• Look at ceilings below the array for new water stains

A normal status light does not tell you how much power the system produces. Where included in the inspection agreement, the inspector observes readily accessible, visible solar components. The inspection does not include taking equipment apart, specialized electrical diagnostics or production testing of the photovoltaic system, performance certification, or code-compliance certification. Those need a licensed solar contractor or electrician. Our guide to what a solar inspection includes explains the difference.

What to Do If Repairs Are Missing or Unfinished

If a repair is missing, stop, document it, and call your agent before you sign anything or close. Raising it before closing is usually simpler than resolving it afterward.

1. Document it. Take clear photos and write down exactly what is missing or incomplete.
2. Note it on the form. List the issue on the Verification of Property Condition form rather than signing it as-is.
3. Let your agent reach out. Your agent contacts the seller’s agent and explains what is outstanding.
4. Talk through your options. Common paths include:
   • The seller finishes the work before closing, sometimes with a written extension of escrow
   • A closing credit, if your lender approves it
   • An escrow holdback, where some money is held until the work is done, if your lender and escrow allow it
   • A price reduction

C.A.R. guidance separates serious problems from small ones. A serious failure by the seller may affect whether closing goes forward. A minor issue does not automatically justify cancelling and is more often settled with a credit or another written agreement. Which applies depends on your contract and the facts, so talk with your agent and a real estate attorney before you delay or refuse to close. This article is general information, not legal advice.

When a VOR Inspection Makes Sense

A Verification of Repairs (VOR) inspection makes sense when your repair list is long or technical, or when you can’t tell by looking whether work was done. It adds a trained inspector’s eyes before you close.

During a VOR inspection, an inspector visits the home and looks at the repair items listed in your repair request. The VOR covers those agreed repair items and the conditions that are accessible at the time of the visit. It is not a new whole-home inspection. A VOR may identify accessible repair items that appear incomplete or raise additional concerns. Findings describe what the inspector observed. They do not determine the exact cause of a problem or confirm that every repair fully worked.

A VOR inspection is a visual, non-invasive review. It does not certify workmanship, check permits or code compliance, or reveal work hidden inside walls or under finished surfaces. It is not a warranty.

A VOR also can’t take the place of the seller’s records. If receipts or invoices are missing, ask your agent to request that documentation from the seller. Concealed or technical repairs, such as work inside walls, on gas lines, or in the electrical panel, may need evaluation by a licensed professional in that trade.

A VOR is worth considering when:

• Repairs involved the roof, electrical, plumbing, gas, water heater, or heating and cooling
• A handyman or the seller did the work
• Your repair list has many items
• You live out of the area and can’t easily walk the home yourself

Schedule the VOR after the seller says repairs are done and before your walkthrough, so there is time to respond if something turns up.

When to Call a Professional

Call a professional when a repair involves something you can’t see or safely check yourself. Your walkthrough is a practical check, not a technical evaluation.

What you notice	Who to call
Smoke, sparking, or a strong burning smell	Leave the home and call 911 from outside
Suspected gas leak	Leave the home, then call your gas utility or 911 from a safe location
Many or technical repair items	A home inspector for a VOR inspection
Missing receipts or invoices	Ask your agent to request them from the seller
New water stains or active leaks	A licensed plumber or roofer
Pool equipment not running or leaking	A licensed pool contractor
Flickering lights, tripping breakers, or warm outlets	A licensed electrician
Termite repairs with no completion notice	The pest control company that did the work

Our team serves buyers across Orange County and San Diego County. If a repair item on your list needs a closer look, we can help you decide whether a VOR inspection fits your situation.

Conclusion

A good walkthrough comes down to a few habits:

• Bring your signed purchase agreement, inspection report, repair addendum, and receipts, and start with the repair list
• Check only accessible items that can be operated safely through normal user controls and according to manufacturer instructions. Follow required HVAC restart delays, skip cooling operation when outdoor conditions are unsuitable, and document anything you cannot safely check.
• If a repair is missing, write it down and call your agent before you sign or close

If you want a second set of eyes on the seller’s repairs before escrow closes, contact Orange and South Coast Property Services to schedule a VOR inspection.