True representation is giving the buyer the fiduciary duty of putting THEIR interest above your own.

I cringe at all the fake buyers agent who either don't do a walk thru, or let the buyer try to figure out how to do one on their own.

We always check any repairs that were completed as soon as they are fininshed so that there are no loose ends at closing. AND always do a final walk-thru hours before closing. (doing it days before is not good enough)  Usually our client in not in town, so we do it anyway...with or without them.

Yes, 90% of our our walk-thru's are us without the buyer.  

Agents make too many excuses, NOT to do a walk thru.  IT IS YOUR JOB...it is also your job to go on inspections to understand the issues or try to stay educated about what constitutes a problem.

I am not saying that a buyers agent replaces the inspector, but I am saying that someone who is going to claim to "represent" should make an effort to be informed and re-check things at the final walk-thru.  Buyers have no idea that they can turn on the AC, appliances, run the hot water etc...it IS your job to make sure that everything is as it should be.

Buyer Representation is liability...so if anyone thinks it is too much liability, they should stop pretending to represent the buyer...

Eve

2-3 days before the loan funds.  We are there to confirm the property is in the same condition it was when the offer was written ... if not, the fun begins!

Yes it's normally done right before loan docs and funding (if not cash), typically a day or 2 before closing.

Yes, I go to the walkthrough with my buyer client usually the day of closing. We check to ensure everything is fixed as appropriate and/or still working. 

FInal walkthgouh a few days prior to closing and before the final money is wired. WE verify the repairs requested have been completed and house is in similar condition as when we first saw it. 

My goal is to avoid an ambush.

For example, if repairs or conditions were agreed to that require time, then I need to verify all have been meet BEFORE the walk-through. That is not the time to confirm the power panel has actually been replaced.

When I have confirmed all contingencies have been met, repairs ect, the final walk through is simply to show the buyer and assess the 'move-in' condition. If not satisfactory we work on our plan of action or I simply make a call so the problem disappears while the buyer and I go to closing.

The outcome I want is a raving fan.

Some believe having a good fire department to respond to emergencies is a viable option. I don't. I adhere to fire prevention. It's not as dramatic, but is sure makes things EASY.

we are listing agents, but we often represent our sellers as a buyer's agent when they buy locally..... the final walk through is done a few hours before the closing....the home MUST be vacant of occupants and ALL of their personal property.... and must be broom clean.... if it's dirty, there will be a hold back....if there's personal property left behind, there will be a hold back that covers the cost of having it removed the day of closing....

Our contracts have a provision where the seller allows the buyer to do a walk-thru within 5 days prior to closing, but I think it's important to let the buyer know what the purpose of the walk-thru is. I tell my buyers that this isn't the time to fully re-inspect the home, and this is not another opportunity to negotiate with the seller.

MY buyer agent does it the day before often with the home inspector if there has been repairs.

With residential, I like to do the final walkthrough right before buyers sign loan docs or deliver closing funds. Just in case an act of Goddess levels the place. 
CRE, it is often different because income properties have already been reviewed and there is no sense in disturbing paying tenants . . . 

I always do it as close to closing as possible.  If you do it too far in advance things could change with the condition of the home, or if it's occupied seller's may not have moved everything out/had it cleaned yet.  If schedules permit, I try to do it a few hours before the closing.  If buyer's can't make it I go without them and facetime/take a video.

Good communication between the Lister and the buyers agent along with the buyers agent and the buyer are key. We try to do a walk-through about a week before closing and then again the day of closing.
I want to be very transparent and upfront with everyone involved. We mostly use an as is contract but many times ask for certain repairs. Once we complete the walk-through I have the buyer sign a walk-through form that contains a hold harmless.

Our contracts say we can do a walk thru up to 3 days prior to closing ... in most cases we do the walk thru just prior to the closing.

The client and I conduct the final walk through together, usually 5 days more or less prior to close of escrow. 

The purpose of the final walk through is to make sure the property is in substantially the same condition as when the offer was made as well as to determine that all agreed upon repairs have been made.

Should any issues arise, they are not a reason to stop escrow from closing, but may be cause for buyer and seller to find resolution in court.  

Looking at a window of 72 to 48 hours prior to closing is my preferred choice.

Usually the day before or the day of closing depending on time. 

We do a 2-step walk-through - one after the sellers have moved out. This way we can check for wall damage as well as review all repair items. Sometimes we take our inspectors back through if documentation/warranty of the work done was not provided, just to be sure the work was done properly. We do our full check of every single room, floor-to-ceiling, appliances, etc. at that time as well. This gives us time to address any issues whatsoever prior to Closing.

Step two of the final walk-through is just prior to going to the Closing table - we want to be sure that nothing has been removed that shouldn't have been and that no plumbing pipes have ruptured or anything unforeseen happened since last we were there. It takes mere minutes and can save a post-Closing catastrophe!

Sometimes the buyers are with us and sometimes they are out of town. If they're out of town, we either video record the walk-through or they FaceTime with us.  

I do them a day or two prior to closing with the client.

We just heard from a realtor working with one of our borrowers. The home is new construction and the buyers asked if he would go with them for the pre-drywall walk through. It would be a good opportunity to have your home inpsector go through at that time. 

The walktrough is conducted after the sellers have moved out.

I tell the buyers we are only confirming the condition is same as when viewed.  Obvious missing items etc.

Wanting a credit back or wanting to haggle for discount? You signed an as is contract. You will lose the EMD now.  I also give them cleaning crew's phone # as many want to clean one more time. 

You have many great answers here.

We do our walk thus 3 days before closing !!

Like what? Need better explanation.

I tell them this is their chance to be sure that everything is working & everything is there. I do not let them split up unless they have a plan.

Big ticket items first - heat or AC. Then see if appliances are working. Water heater, holes in walls, junk left in garage.

As the sellers agent...I will do what it takes to help this until it is satisfied

We try and do then no earlier then the day before closing.

As a mini inspection - to be sure everything is there.

Interesting question and great answers.

Thank you.

If the Buyer can't be there we recommend they have the same home inspector they hired do a reinspection.  Our brokerage does not permit us to do a walk through on behalf of the Buyer...

If there are repairs that needed to be done, we do the walk through a few days before closing to verify there are complete. This allows time to get any problems corrected. Then the final, final walk through is done the day before or day of closing.

I do them the night before or in the morning of

There is typically more than one walk-thru (before the final)  If repairs were negotiated, there is a walk-thru and/or follow up inspection (depending on the nature of the repairs).  Another one may occur a day or two before closing to be sure there are no pre-closing issues present.  A final walk-thru is conducted just before the closing appointment.

Check any repairs as soon as they are done.

Walk through a few days before closing, with the Buyer, check everything.

One final walk-through day before closing, with the Buyer.

Exception:  if the Seller was occupying the house, do the walk-through(s) after they are gone.  

Here in SoCal, we have usually the same approach, according to  CA RPA by default the buyer has her walk through 5 days before closing of escrow. I rarely wave or change it. 

In Oregon there is no guaranteed final walk-through unless negotiated in the purchase agreement. 

On day of settlement.

Sometimes the walk through in the morning before closing or late in the the day before closing.  It depends on buyer's availability as well.  Always ask for paid invoices on the repairs before the walk through and check  on the repairs during walk through or check on the repairs before the walk through.  

I prefer walk-through about 2-3 days in advance.

I always do the walk thru with the buyer, and either right before the closing, or the night before.  Prefer to have the home vacant, just in case there are damages from move out.    This is when we go over all the repair receipts.

We do the walk thru the night before closing.

the timing is situation dependent.  Unless the closing is very early I like to plan it just prior to closing as long as repairs are previously verified and we're JUST checking to make sure the home has been left in same condition as it started by the sellers.  Otherwise late in the day before.  It's another situation altogether when sellers will keep possession post closing for a agreed upon period in the contract. 

I stress the imprortance of a final walk-through and share the pros/cons. If they refuse to do it, i have them fill out a form rejecting the opportunity, just like the original home inspection.

I always request buyer visits to the property in my offers.  Buyers can then return to the property to take measurements, etc.,  I advise them to leave the last visit 1-2 days priior to closing.  Here the Seller is responsible for everything in the home until midnight the day of closing.  I instruct my clients to go to the property as soon as they get the keys and check everyting to ensure it is working properly. Run the Dishwasher, Washer, Dryer, etc.,  Turn on the stove, oven, and check the fridge and icemaker.  It has to be done before midnight.  If left untilt he next day, the Sellers are no longer responsible.  If there is an issue, they call me and I report it to the Listing Agent and the Seller is reponsible to either fix it or pay to have it fixed.

The walkthrough is done within 7 days of closing (per the contract).  The purpose is to make sure everything is still in the same or better condition as when purchased and that any agreed upon repairs have been done.

David Martin The morning of the closing.

Usually 24 hours prior to closing to verify everything. If not, the fun starts!

We do a final walk within 24 hours of closing, sometimes only a few hours before closing... much depends on the client. For example, I have a closing later this month and my client is flying in from Italy the night before. We are walking the house at 10am the next day and closing at 2pm.

Depends on the home and the buyers, and what needs to be checked on.