The final walkthrough is a crucial last step before closing on your new home in Bend, OR. It's your opportunity, not to renegotiate the deal, but to ensure that the property is in the agreed-upon condition, that all repairs from the inspection have been completed, and that no new issues have arisen since you last saw the home. This step allows you to verify that everything included in the sale (fixtures, appliances, and systems) is present and in working order.
In Bend, where the real estate market includes a diverse mix of primary residences, vacation properties, and new construction homes, final walkthroughs take on added importance. Local factors such as freeze damage from winter weather, irrigation systems for large lots, and the presence of outdoor features like decks and crawlspaces make it even more important to approach your walkthrough with a sharp eye. Whether you're closing on a craftsman bungalow in Old Bend or a custom built in Tetherow, this is your last chance to catch overlooked problems before ownership formally transfers.
When to Schedule the Final Walkthrough
The best time to conduct your final walkthrough is within 24 hours before closing; ideally, the morning of your scheduled signing. This timing ensures the home is in its final condition and fully vacated, allowing you to catch last-minute issues such as missing fixtures, leftover belongings, or damage that may have occurred during move-out.
In Bend’s fast-paced and competitive real estate market, scheduling the walkthrough as close to closing as possible is especially important. With many transactions involving vacation homes, rentals, or remote sellers, there's a higher chance that circumstances may shift between offer acceptance and closing day. Morning-of walkthroughs offer peace of mind that the property is exactly as promised: clean, empty, and move-in ready.
Special scenarios also deserve consideration. If the seller has negotiated post-occupancy terms and remains in the home after closing, a pre-closing walkthrough still allows you to document the property’s condition beforehand. Conversely, if the home has been vacant for some time (particularly during the winter months) checking for signs of frozen pipes, pest activity, or water damage is critical. In both cases, tailor the timing of your walkthrough to the specifics of the sale agreement and local seasonal conditions.
Essential Items to Bring
Arriving prepared for your final walkthrough in Bend ensures that you can evaluate the home thoroughly and efficiently. A walkthrough isn't just a casual glance; it's a methodical process of verifying that the condition of the property aligns with your expectations and the terms of your agreement.
Here’s what you should bring:
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Inspection Report & Purchase Agreement: These documents are your reference points. Use them to verify that agreed-upon repairs were completed and that all included items (e.g., appliances, fixtures) remain in the home.
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Blue Tape or Sticky Notes: These are helpful for marking cosmetic issues such as chipped paint, damaged walls, or improperly installed finishes. Especially useful for new construction homes common in Bend’s growing neighborhoods.
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Notebook, Pen, and Camera (or Phone): Document the condition of each room. Take photos of anything that seems off, especially if you need to follow up with your agent or the seller.
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Small Electrical Device: A phone charger or outlet tester can be used to check each outlet’s functionality, something especially important in homes that may have sat vacant or underwent recent renovations.
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Flashlight: Crawl spaces, garages, attics, and mechanical closets often lack good lighting. A flashlight ensures you don’t miss hidden issues, including signs of water intrusion or rodent activity.
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Level Tool & Tape Measure: Use the level to check for sloping floors or uneven countertops. The tape measure helps verify space for furniture or appliances, particularly in tight Bend floorplans or older homes with custom layouts.
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Optional – Binoculars: If you can’t safely access or see the roof up close, binoculars help you inspect for missing shingles, debris buildup, or other roof-related issues without needing to climb.
Comprehensive Final Walkthrough Checklist
Property Condition & Cleanliness
Start by confirming that the home is entirely vacated and “broom clean.” This means all personal belongings, furniture, and trash should be removed, and the interior should be swept and ready for move-in. Pay special attention to commonly missed areas like attics, crawl spaces, under stairs, sheds, and garages. These areas are where sellers often leave behind forgotten items or hazardous materials like paint cans, pesticides, or cleaning chemicals.
In Bend, where outdoor space is often a valued part of the property, be sure to inspect yards, patios, decks, and landscaping. The exterior should be in the same condition it was when your offer was accepted. If the property was staged, check that no landscaping features were removed or altered.
Repairs & Agreement Compliance
If your inspection report identified issues that the seller agreed to repair, verify that those repairs have been made to a satisfactory standard. Don’t assume. Confirm. Bring the inspection report and walk through each item. If available, ask your agent to provide receipts, warranties, or documentation showing who performed the repairs and what was done.
Additionally, cross-check the home’s contents with the purchase agreement. Make sure included appliances, light fixtures, window coverings, and other negotiated items are still in place. This is especially important in Bend’s seller-friendly market, where quick turnovers sometimes lead to misunderstandings about what stays and what goes.
Interior Systems Functionality
Every plumbing and climate control system in the home should be tested, regardless of how new or recently renovated it may appear. Run all faucets, showers, and toilets, checking for consistent hot water, good pressure, and proper drainage. Look beneath sinks for active leaks and under toilets for signs of water damage.
In Bend’s variable climate, reliable HVAC systems are essential. Test both the heating and cooling modes even if it’s not seasonally necessary. This step ensures that the system functions properly and responds to thermostat controls. For homes with gas fireplaces or wood stoves, verify ignition and airflow.
Pay particular attention to the attic and crawlspace, especially if the home has been vacant or the season is transitioning from winter to spring. Look for signs of rodent activity, moisture, or mildew; common issues in Bend’s colder months due to freeze-thaw cycles and wildlife proximity.
Electrical & Lighting
Electrical issues are one of the most commonly overlooked problems during walkthroughs. Bring a phone charger or outlet tester and check every accessible outlet throughout the home. Pay special attention to GFCI outlets in kitchens, bathrooms, and garages. You can also reset and test them to confirm they’re working correctly.
Turn on and off all light switches, ceiling fans, and dimmers to ensure proper wiring and bulb function. Finally, open the breaker panel and confirm that it’s clearly labeled and that breakers respond properly when tested. A well-organized electrical panel makes future maintenance and troubleshooting significantly easier.
Appliances
Ensure all appliances listed in the purchase agreement are present and accounted for. In some transactions, certain items like refrigerators or washers and dryers are excluded; so verifying inclusion is essential. Once confirmed, test each major appliance:
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Refrigerator/Freezer – Ensure it’s cooling properly
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Oven/Stove – Turn on burners and test oven functionality
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Dishwasher – Run a quick cycle to check operation and drainage
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Microwave – Confirm that it powers on and heats
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Washer/Dryer – Run a brief cycle or confirm power and control functions
Also, inspect for any signs of recent disconnection or improper reinstallation, particularly if appliances were moved during seller move-out. Loose hoses, missing hardware, or unsealed vents can cause damage if left unaddressed.
Structural & Surface Issues
Inspect the walls, ceilings, and floors for any new cracks, stains, or damage that may have appeared after the inspection. Minor hairline cracks can be normal settling, but wider or expanding cracks may signal structural movement. In older Bend neighborhoods, this can be more common due to freeze-thaw soil shifts.
Open and close all windows and doors, ensuring they move smoothly and lock securely. Misalignment can signal foundational issues or poorly done renovations. Inspect window seals for any condensation between panes, which can compromise insulation, especially important in Bend’s colder months.
Lastly, review the condition of flooring, cabinetry, and countertops. Look for new scratches, chips, warping, or signs of water damage. These surfaces should match the condition they were in when you made the offer, unless otherwise agreed upon.
Roof, Gutters & Exterior
The exterior of the home is just as important as the interior, especially in Bend, where seasonal elements like snow, wind, and pine debris can take a toll on roofs and drainage systems.
Inspect the roof from the ground or with binoculars, looking for missing shingles, lifted flashing, or visible damage. In Bend’s snowy winters, ice dams or roof leaks may not always be visible during a standard inspection so check for water staining on eaves and under overhangs.
Evaluate the gutter system by running water through or checking for signs of clogs, sagging sections, or disconnected downspouts. Inadequate drainage can lead to foundation or siding damage, particularly during snowmelt or heavy spring rain.
Walk the perimeter to inspect siding, vents, and the foundation. Look for cracks, warping, or rot and ensure exterior vent covers are intact to prevent animal entry during colder months. Pay special attention to homes near trees, where sap, needles, and animals are more common.
Safety Systems
Functional safety systems are non-negotiable in any home purchase. Begin by testing all smoke detectors and carbon monoxide alarms. Replace batteries if needed and confirm each device is responsive and placed appropriately throughout the home.
Locate the main shutoffs for water, gas, and electricity. Make sure they are easily accessible and clearly labeled. In the event of an emergency or maintenance, knowing where and how to shut these off is critical.
If the home includes a sump pump or sump pit (common in homes near slopes or with basements), ensure the system is plugged in and operational. Sudden snowmelt or unexpected storms in Bend can cause flooding without proper drainage protection.
For new construction homes, verify that any required sprinkler or fire suppression systems have been installed and tested. These systems may be required in certain developments and must meet local fire code standards. Ask for documentation or demonstration from the builder if applicable.
Documentation & Transfer Items
Beyond verifying the physical condition of the home, your final walkthrough is the time to confirm that all necessary documents, tools, and access items are being handed over.
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Ask the seller or agent for manuals, warranties, and service records for major appliances, HVAC systems, and water heaters. Also request leftover paint, tile, or flooring. These are helpful for future touch-ups or repairs.
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Confirm that you’ve received all keys, including house keys, mailbox keys, garage remotes, gate fobs, and HOA or community access cards if applicable. If there are smart locks or keypads, ensure codes are reset and transferred.
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Request contact information for utility providers, especially if the seller used local services like a gardener, pest control company, or cleaning service. If the home is part of a homeowners association, ask for the HOA contact, welcome packet, and dues payment schedule.
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Don’t forget practical details like garbage and recycling pickup days, neighborhood WiFi or internet service providers, and whether the community uses a message board, email list, or private social group.
Special Considerations for Bend Properties
Due to Bend’s unique geography, climate, and development trends, there are local-specific features you’ll want to inspect:
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Irrigation or sprinkler systems are common, especially in homes with large lots or xeriscaped yards. Test the system to ensure proper function, and ask for programming instructions if it’s automated.
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Look for signs of rodent or pest activity, particularly in homes near forested areas, the Deschutes River, or open land. Attics, garages, and crawlspaces are common entry points.
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Check for any freeze damage, especially if the property sat vacant over winter. Pipes, hose bibs, or irrigation lines can crack in freezing temperatures, and early signs of damage may only show after thaw.
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Inspect the crawl space, basement (if present), and any radiant-heated flooring systems. These components are more common in Bend than in other Oregon markets and require special maintenance.
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For newer homes with smart features like thermostats, lights, security systems, or appliances, confirm that ownership access and passwords are transferred to you. It’s not enough to have the equipment; you’ll need control over it post-closing.
What To Do If You Find Issues
If you discover problems during your final walkthrough, whether it’s a missing appliance, uncompleted repairs, or new damage, notify your real estate agent immediately. Do not assume the issue will resolve itself after closing.
Be thorough in documenting the issue with clear photos and written notes, especially if it involves something that was previously agreed upon in the inspection response or purchase contract. Having visual proof and timestamps strengthens your position if further negotiation is required.
Depending on the severity of the issue, you may choose to delay closing until the seller addresses it, or negotiate a holdback, repair credit, or formal agreement to correct the problem after the transaction is finalized. Your agent will coordinate with the seller’s side to determine the best course of action while protecting your legal and financial interests. In a competitive market like Bend, it’s tempting to overlook last-minute issues. However, this is your final safeguard before taking ownership. Be firm, detailed, and proactive.
Work With Team Fitch Real Estate
The final walkthrough is not a substitute for a home inspection, but it is your last opportunity to ensure that the home you're buying is in the agreed-upon condition. Think of it as a quality control check before you take full legal and financial responsibility.
In Bend, where buyers often purchase new construction, remote second homes, or properties exposed to harsh winters, this step is even more critical. Unexpected issues like freeze damage, contractor oversights, or lingering move-out debris can easily go unnoticed without a careful walkthrough.
If you're unsure about what to look for or feel overwhelmed by the process, consider bringing in a trusted real estate professional or licensed inspector. A sharp eye and detailed checklist can protect you from inheriting costly surprises.
If you’re preparing to close on a home in Bend, OR and want guidance through your final walkthrough, feel free to reach out. We’re here to help make sure your transition is smooth, stress-free, and fully informed.
