Your complete checklist for the final walkthrough before closing — what to verify, what to test, how to handle issues you discover, and how to protect yourself on the most important real estate day of your life.
The final walkthrough is one of the most frequently misunderstood parts of the Arizona home buying process. Let's be crystal clear about what it is and what it isn't, because the distinction matters enormously for your legal rights and realistic expectations:
The final walkthrough is a verification step that occurs immediately before closing — typically the day before or the morning of closing day. Its purpose is to verify three specific things:
The final walkthrough is not a new home inspection. The inspection period under Arizona's standard residential purchase contract (AAR form) has already ended — typically 10 days after contract acceptance. During that window, you had the right to conduct comprehensive inspections, discover any issue, and negotiate or walk away. Once the BINSR response period closed and you chose to proceed, you accepted the property's known condition.
This means: if you missed that the master bathroom shower has a slow drain during your inspection, discovering it at the final walkthrough gives you little leverage. If the HVAC unit was working during your inspection but has now failed completely in the weeks since, that's a different story — that's new damage that occurred after your accepted condition baseline.
The standard Arizona Residential Purchase Contract gives the buyer the right to conduct a final walkthrough in the 5 days before closing. The optimal timing is the day before closing, after the sellers have vacated (if they're moving out at closing).
Why the day before rather than morning of closing? Because if you discover a problem at 8 AM on closing day and your signing appointment is at 10 AM, you have very little time to investigate, negotiate, and resolve the issue before the clock runs out. A day-before walkthrough gives you a full 24 hours to address anything that comes up.
However, there are cases where a morning-of walkthrough is more appropriate — if sellers are moving out the morning of closing, or if possession transfers after closing (sellers doing a leaseback). In those cases, coordinate the walkthrough timing carefully with your REALTOR®.
Use this checklist systematically. Bring it on your phone or printed. Check each item personally — don't assume, don't guess, and don't let the seller or their agent tell you something works when you can verify it yourself.
If your transaction involved a BINSR (Buyer's Inspection Notice and Seller's Response) — which most Arizona resale transactions do — verifying that seller-agreed repairs were actually completed is often the most important task of the final walkthrough. Here's how to do it properly:
For each BINSR repair item, you should have:
If a BINSR-agreed repair wasn't completed before closing, you have legitimate cause to delay closing or negotiate an additional credit/holdback. This is one of the clearer final walkthrough leverage situations — the seller explicitly agreed to the repair, and not completing it is a contract breach.
Options when BINSR repairs weren't completed:
Based on experience with hundreds of Phoenix metro transactions, here are the most common issues discovered at final walkthroughs — categorized by severity and typical resolution:
AC system fails to cool between inspection and closing — particularly common in summer. Cause: delayed failure of aging system, sometimes accelerated by vacancy (no occupant management). Resolution: require seller repair with licensed HVAC contractor, or significant credit ($5,000–$15,000+).
New water leak in walls, under sinks, or from roof that wasn't present at inspection. Particularly concerning if it creates mold risk. Resolution: seller must address immediately; closing should not proceed until leak is stopped and damage assessed.
Seller removed refrigerator, washer/dryer, light fixtures, or other items specified as included in the contract. Resolution: seller must return items, replace with equivalent, or credit fair market value at closing. Non-negotiable — these are contracted inclusions.
Movers scratched hardwood floors, dented walls, damaged doorframes during seller's move-out. Resolution: seller provides credit based on repair cost estimates. Document everything with photos before accepting any credit figure.
Seller agreed to fix specific items on the BINSR but didn't complete them before closing. Resolution: credit, holdback, or brief delay. Never close with significant agreed repairs incomplete and unresolved.
Seller left personal property, trash, or unwanted items. In Arizona, sellers have a contractual obligation to remove all personal property not included in the sale. Resolution: credit for haul-away cost, or require removal before closing. Don't accept an abandoned car in the garage or a garage full of junk.
Pool is green, cloudy, or equipment not functioning at closing. Seller is responsible for pool maintenance until closing. Resolution: credit for remediation cost (professional pool service to bring back from green: $300–$1,000+).
Seller removed plants, trees, or landscape elements that were included in the sale or weren't explicitly excluded. Resolution: credit for replacement cost. Trees can be significant — a mature 20-foot palo verde can cost $2,000–$5,000 to replace.
To avoid confusion and conflict, here are examples of issues that are NOT appropriate final walkthrough claims:
Your REALTOR® is your best resource for distinguishing legitimate new issues from pre-existing conditions you need to accept. Call me directly at (480) 227-9143 if you have questions about anything discovered during a walkthrough.
Arizona's climate and housing characteristics create some walkthrough considerations that are unique to the Phoenix metro market:
Arizona's HVAC systems work harder than in almost any other market in the country. A unit that tested fine 30 days ago when outside temperatures were 85°F may have already started failing by the time summer hits 110°F. The stress of high ambient temperatures on aging compressors, refrigerant leaks, and capacitor failures is relentless. At your final walkthrough in summer months:
Arizona pools are high-value assets that require continuous maintenance. A pool that's been neglected during the contract period can cost $1,000–$3,000 to remediate if green or severely imbalanced. More seriously, pool equipment failures (pump motor, filter, salt cell, heater) can cost $500–$2,500 per component. At the final walkthrough:
If your closing occurs during or immediately after monsoon season (June 15 – September 30), your final walkthrough should specifically include checking for monsoon-related damage:
New construction final walkthroughs are structured differently from resale walkthroughs. For new construction, the builder typically conducts a formal "orientation walkthrough" with you where they demonstrate all systems and walk through the home together, creating a punch list of items to complete before closing. Key points:
| Item | Why You Need It | How to Get It |
|---|---|---|
| Copy of executed BINSR | Reference for agreed repairs to verify | Your REALTOR® provides |
| Copy of purchase contract inclusions list | Verify all included items are present | Your REALTOR® or email records |
| Contractor repair invoices (request in advance) | Verify repairs were done and by licensed contractors | Request from seller's agent 48 hrs before walkthrough |
| Smartphone with camera | Document any issues discovered | Your phone |
| Flashlight | Check attic, garage corners, under sinks | Any flashlight; phone flashlight works |
| HVAC thermometer (optional) | Verify supply air temperature | Infrared thermometer, $15–$30 on Amazon |
| Outlet tester (optional) | Test electrical outlets quickly | Hardware store, $8–$15 |
| This checklist | Systematic room-by-room verification | Print or have on phone |
| Your REALTOR®'s phone number on speed dial | Immediate consultation if issues arise | Ryan Moxley: (480) 227-9143 |
Bring everything on this list to every final walkthrough. Being systematic and prepared is the difference between a walkthrough that catches problems and one that misses them.
| Resolution Option | How It Works | Best For | Speed | Cons |
|---|---|---|---|---|
| Monetary Credit at Closing | Seller credits buyer on the closing settlement statement | Most issues; simplest resolution | Same-day — fastest | Buyer does repair themselves post-close; some loan types restrict credits |
| Price Reduction | Purchase price reduced by agreed amount | Significant issues where buyer prefers lower price | Requires contract amendment — 1-2 days | Requires lender approval; may require new closing disclosure |
| Escrow Holdback | Funds held by title until repair verified complete | When repair must be done post-close | Can close on time | Not all AZ title companies offer; complex to administer |
| Brief Closing Delay | Postpone closing 3-7 days to allow repairs | Incomplete BINSR repairs that seller agrees to fix | Slowest — days of delay | May affect rate lock, movers, and other logistics |
| Seller Completes Pre-Close | Seller fixes issue same-day before closing | Simple issues (replace a light fixture, clean pool) | Same-day if possible | Not realistic for significant repairs |
| Accept As-Is / No Resolution | Buyer proceeds without resolution | Minor cosmetic issues not worth delaying close | No delay | Buyer accepts responsibility; lose leverage permanently at closing |
Your REALTOR® will help you determine the best resolution strategy based on the specific issue, your loan type, and the transaction timeline.
Beyond the legal and negotiation purposes of the final walkthrough, experienced buyers use this visit as a final opportunity to learn their new home before taking ownership. With furniture gone and sellers out of the way, you can:
The final walkthrough is one of the last dedicated, private opportunities you have to be in the home before it's yours. Make the most of it.
The final walkthrough in Arizona is NOT a new home inspection — it's a verification step conducted just before closing to confirm: (1) the property is in substantially the same condition as when you agreed to buy it, (2) any BINSR-agreed repairs have been completed, (3) all items included in the sale are still present, and (4) the seller has vacated as agreed. You are looking for new damage or changes, not finding issues you should have caught during the inspection period.
Contact your REALTOR® immediately. Possible resolutions include: a monetary credit at closing from the seller (fastest option), an escrow holdback (funds held by title until repairs are completed), a repair schedule agreement, or in extreme cases, a brief closing delay. Most final walkthrough issues are resolved with a negotiated credit rather than delaying closing. Never close without a written resolution for significant issues.
The optimal timing is the day before closing, after the seller has vacated the property. Doing the walkthrough 24 hours before closing gives you time to address discovered issues before your signing appointment. Never do the walkthrough morning-of-closing with no time to negotiate — if you discover a significant problem at 8 AM and signing is at 10 AM, your options are extremely limited.
For new damage that occurred after the inspection period (HVAC failure, moving damage, pool neglect), sellers are obligated under the Arizona purchase contract to deliver the property in substantially the same condition as contract acceptance. They typically provide a credit, holdback, or repair. For pre-existing issues you accepted during the inspection period, sellers have no additional obligation — which is why the inspection period is so important to use fully.
I guide every client through every step — from inspection through final walkthrough through keys. Call or text (480) 227-9143 to get started with the Phoenix metro's top-rated REALTOR®.
Talk To A Local Expert
Ryan Moxley is a Top 1% REALTOR® with 20+ years in real estate & finance in the Phoenix metro — a Miami University finance graduate and former mortgage broker who personally invests in and renovates Valley homes. One call, real answers, no pressure.
The final walkthrough is inherently linked to the BINSR (Buyer's Inspection Notice and Seller's Response) process that occurred earlier in your transaction. Understanding how the BINSR works helps you understand what leverage you have at the final walkthrough stage.
The BINSR (pronounced "BIN-sur") is an Arizona-specific inspection negotiation document — unique to Arizona, used by the Arizona Association of REALTORS® (AAR). It's the formal mechanism through which buyers communicate inspection findings and requests to sellers, and sellers respond.
Under the standard AAR purchase contract, the buyer has a 10-calendar-day inspection period (called the "Due Diligence Period") from the date of contract acceptance. During this window, the buyer may:
At the end of the inspection period, the buyer issues a BINSR specifying which, if any, items they want the seller to address. The buyer has three choices on the BINSR:
The seller then has 5 days to respond. Sellers can agree to all requests, agree to some, reject all, or propose alternatives (price reduction instead of repairs, etc.). Buyers then accept or reject the seller's response, or the parties continue to negotiate.
Arizona home inspections typically cover: structural components, roof, HVAC, plumbing, electrical, appliances, and general condition. Good inspectors also provide observations about deferred maintenance, safety items, and items nearing end of service life. But they don't catch everything — inspectors work with conditions visible at the time of inspection, and some defects are concealed or latent.
Common items that get BINSR-requested and therefore need verification at final walkthrough:
When sellers offer a closing credit rather than completing repairs, there's always a question: is the credit the right solution? The answer depends on the situation:
When a credit is better:
When completed repair is better:
One important constraint on closing credits — including BINSR credits and final walkthrough credits — is the seller concession limit imposed by your loan type. Credits that exceed these limits cannot be applied at closing:
| Loan Type | LTV | Max Seller Concessions (as % of purchase price) | Notes |
|---|---|---|---|
| Conventional | >90% LTV (<10% down) | 3% | Includes all closing cost credits, repair credits, etc. |
| Conventional | 75–90% LTV (10–25% down) | 6% | Same scope as above |
| Conventional | <75% LTV (>25% down) | 9% | Investment: 2% regardless of LTV |
| FHA | Any | 6% | Applies to all seller-paid buyer closing costs |
| VA | Any | 4% concessions + all closing costs | VA uniquely allows seller to pay all of buyer's closing costs in addition to 4% concession cap |
| USDA | Any | 6% | Same as FHA effectively |
| Jumbo | Varies by lender | Varies | Ask your lender; typically 2–6% |
| Cash purchase | N/A | No limit | No lender restrictions on cash transactions |
If your aggregate seller credits approach or exceed these limits, work with your lender and REALTOR® to restructure. Excess credits can sometimes be applied to buying down the interest rate (discount points) or be restructured as a price reduction.
The period immediately after you receive your keys is both exciting and action-packed. Here's a practical guide to your first 72 hours as an Arizona homeowner:
Before any boxes come in, rekey all exterior locks and reset all garage door codes. This is non-negotiable. You don't know how many copies of the previous key exist. Locksmiths in Phoenix charge $100–$250 for a full rekeying job; many have same-day availability. Smart lock installations (Yale, Schlage, Kwikset) range from $100–$300 and give you keypad access so you never have to worry about physical key distribution.
Walk through the home and locate all utility shutoffs (this is easier with movers present — they know where every corner is). Introduce yourself to your new neighborhood — Arizona HOA communities often have community apps or social media groups where you'll want to join. Set up your utilities if not already transferred. Check that your homeowner's insurance is active and you have the policy and claims number easily accessible.
File your USPS change of address. Update your driver's license address with AZ MVD (required within 10 days of moving). Notify employer, banks, and government accounts (IRS, Social Security, etc.) of your new address. Apply for the homestead exemption with the Maricopa County Assessor if not automatically applied during closing. Set up your HOA account access (many Phoenix HOAs use YardiBreeze, Buildium, or similar portals).
Have your HVAC serviced — even if recently serviced, introducing yourself to a local licensed HVAC company and getting a baseline service report is valuable. Arizona's hard water makes water softener maintenance important — verify the softener is operational and resin and salt are at appropriate levels. Have a pool service company do an opening service and chemistry balance. Schedule a roof inspection if one wasn't done recently — get a report establishing current condition for your records.
Buyers relocating from other states frequently encounter home systems in Arizona that are different from what they're accustomed to. Understanding these systems helps you maintain your home effectively:
Most newer Phoenix metro homes (2000+) have two-stage or variable-speed HVAC systems that run at lower capacity on cool days and ramp up to full capacity during heat events. This is highly energy-efficient but confuses buyers accustomed to single-stage systems (on/off). If your HVAC seems to run constantly on mild days at lower output, this is normal and correct behavior — not a malfunction.
Many Phoenix area homes have Sprayed Polyurethane Foam (SPF) roofs, particularly on flat or low-slope sections. Foam roofs require periodic recoating (every 5–7 years) and are generally excellent when maintained. Do not puncture, walk on without foam-safe footwear, or allow contractors to drill into foam roofing without foam roofing expertise. At the final walkthrough, verify the foam coating condition as part of your roof assessment.
Many Arizona homes are built on post-tensioned concrete slabs — a specific type of slab foundation using high-strength steel cables tensioned after the concrete has cured. Post-tension slabs have distinct maintenance requirements: never drill into the slab without a post-tension scan. Cutting a post-tension cable is a structural emergency that can cost $15,000–$50,000+ to repair. Pool equipment, landscaping stakes, fence posts, and any in-slab work all require scanning first. If you're buying a home that will need slab penetrations for any reason, ensure this is part of your pre-purchase due diligence.
Arizona's water hardness is among the highest in the United States — calcium carbonate levels in Phoenix tap water frequently exceed 200–400 mg/L. This accelerates scale buildup on water heaters (typical life: 8–12 years in AZ vs. 12–15 nationally), faucet aerators, showerheads, dishwasher spray arms, and the refrigerator ice maker. A whole-house water softener is standard on many Phoenix homes and is one of the most effective home maintenance investments you can make. At the final walkthrough, verify the water softener is present, operational, and has an appropriate salt supply.
As a Top 1% Phoenix metro REALTOR® who has guided hundreds of buyers through the final walkthrough and closing process, here's what you can expect when you work with me:
The final walkthrough is one of my favorite parts of the real estate transaction because it's where my experience and attention to detail create the most tangible value for my clients. If you're buying or selling in the Phoenix metro and want this level of care and expertise, let's talk.
| Final Walkthrough Quick Reference | Detail |
|---|---|
| Best timing | Day before closing, after seller vacates |
| Typical duration | 30–90 minutes depending on home size |
| Who should attend | Buyer, Buyer's REALTOR® — seller typically not present |
| What to bring | BINSR copy, repair invoices, phone, flashlight |
| Most common issue found | Incomplete BINSR repairs; missing inclusions; moving damage |
| Most critical item to test | HVAC cooling operation (Arizona's #1 system cost) |
| Resolution if issues found | Monetary credit, escrow holdback, repair, or delay |
| AZ-specific items to check | Pool equipment, foam roof, post-tension slab, water softener, monsoon damage |
| Right to walkthrough per AAR contract | Yes — within 5 days prior to closing |
| Can buyer cancel at final walkthrough? | Not under BINSR rights (expired); only if seller materially breached contract |
The final walkthrough is your last line of defense before becoming a homeowner. Take it seriously, be systematic, and have a knowledgeable REALTOR® by your side. I'm ready to be that REALTOR® for you.
Ryan Moxley | Top 1% REALTOR® | My Home Group | ADRE SA643872000
(480) 227-9143 | moxleysellsaz@gmail.com | ryanmoxleyrealestate.com
| Feature | Home Inspection | Final Walkthrough |
|---|---|---|
| Timing in transaction | During Due Diligence / Inspection Period (first 10 days) | Day before or morning of closing |
| Duration | 2–4 hours (professional inspector) | 30–90 minutes (buyer + REALTOR®) |
| Performed by | Licensed/certified home inspector (ASHI/InterNACHI) | Buyer and REALTOR® (not a certified inspector) |
| Scope | Comprehensive: all systems, structure, roof, attic, electrical, plumbing, HVAC, pool | Verification of agreed items + new issues only |
| Right to cancel | Yes — for any reason during Due Diligence Period (full EMD refund) | No — BINSR rights expired; only if seller materially breached contract |
| Documents generated | Formal inspection report (40–80 pages); BINSR negotiation document | Photos, notes; not a formal document (unless issues become disputes) |
| Cost | $300–$600+ depending on home size and add-on inspections | None (buyer + REALTOR® time) |
| Can you negotiate repairs? | Yes — via BINSR | Yes — for new issues; not for pre-existing accepted conditions |
| Purpose | Discover everything; decide whether to proceed and on what terms | Verify condition hasn't changed; confirm agreed repairs done |
| AZ unique element | BINSR (AZ-specific form); no state inspector licensing | Right established in AAR purchase contract |
| Step | Timing | Who Does It | What Could Go Wrong |
|---|---|---|---|
| Final walkthrough | Day before closing | Buyer + REALTOR® | Issues requiring resolution before close |
| BINSR repair verification | At walkthrough | Buyer (review invoices + test repairs) | Repairs incomplete — need credit or holdback |
| Wire funds to title company | Morning of or day before closing | Buyer (after verbal verification) | Late wire delays recording |
| Confirm wire receipt | Morning of closing | Buyer calls title company | Wire not received — delay |
| Signing appointment | Morning | Buyer at title company (1–2 hrs) | Missing ID; last-minute loan conditions |
| Lender funding review | Post-signing | Lender reviews signed package | Document issue delays funding |
| Loan wire to title | Late morning / early afternoon | Lender wires funds | Late wire = late recording = next-day keys |
| Electronic recording submitted | Afternoon | Title company submits to County Recorder | Title issues delay recording |
| Maricopa County records deed | 1–4 PM | Maricopa County Recorder | Rare — system outages can delay |
| Recording confirmed — keys released | After recording confirmation | REALTOR® receives and delivers keys | 🎉 You are the owner! |
Each step builds on the previous. Delays compound — a late wire in step 3 typically cascades to a next-day key release. Preparation and timing are everything.
Have questions about the final walkthrough, BINSR process, or anything related to buying a home in Phoenix? Reach out anytime — I answer my phone and text messages personally.
Ryan Moxley | REALTOR® | My Home Group | ADRE SA643872000 | Top 1% Nationally | (480) 227-9143
Different neighborhoods in the Phoenix metro have characteristic issues that come up at final walkthroughs. Here's what to pay special attention to based on where you're buying:
Older homes (1940s–1970s) in central Phoenix neighborhoods like Arcadia, Biltmore Estates, and Encanto-Palmcroft have specific walkthrough concerns: original plumbing (galvanized steel pipes that corrode and reduce flow), original electrical panels (Federal Pacific and Zinsco panels are fire hazards — flag immediately), single-pane windows with deteriorated frames, and roof systems that may be original or have multiple re-roofing layers stacked. The charm of these homes is real; so is the deferred maintenance. At the walkthrough, pay special attention to water pressure (turn on multiple fixtures simultaneously) and electrical panel condition.
New construction walkthroughs in master-planned communities (Waterston, Power Ranch, Cooley Station, Toll Brothers communities) should focus on: punch list completion per builder orientation walkthrough, landscaping installation (many builder contracts include front landscaping but not backyard), CFD/SID disclosure understanding (verify you know the annual assessment amount and payoff date), and utility infrastructure (when is the permanent utility connection scheduled — some new communities use temporary connections during early phases).
Luxury walkthroughs in communities like DC Ranch, Troon, Whisper Rock, and Silverleaf require extra attention to: smart home systems (Control4, Crestron, Lutron — ensure seller provides all codes, apps, and documentation); luxury appliance documentation (Sub-Zero, Wolf, Miele — service history and warranty transfer); extensive landscaping systems (multiple irrigation zones, lighting systems, custom outdoor kitchens — test everything); and pool/spa systems that may have automated chemistry, cover motors, and multi-light systems to verify.
The rapidly growing West Valley has large master-planned communities with relatively new construction. Key walkthrough items: verify the home's proximity to water retention basins (drainage infrastructure that handles monsoon runoff — not aesthetically desirable as a backyard neighbor); check community facilities completion (some amenity centers are still being built when early phases close); verify internet and cable infrastructure is fully installed (new developments sometimes have construction-phase internet until permanent fiber is run).
No matter where in the Phoenix metro you're buying, a thorough final walkthrough conducted systematically — and attended by an experienced REALTOR® who knows what to look for in that specific neighborhood and home type — is your best protection. That's exactly what I provide for every buyer I represent.
Call or text me at (480) 227-9143 to talk about buying or selling in the Phoenix metro. I'm Ryan Moxley, REALTOR® with My Home Group (ADRE SA643872000), ranked in the Top 1% of agents nationally. I'd love to earn your business.