The Final Walk-Through in Chicagoland: What the Seller Has to Leave, and What to Check Before You Close

You've made it through the inspection, the appraisal and the mortgage paperwork. Closing is a day or two away. There's one more appointment, and it's the one people are most tempted to rush: the final walk-through. After 25 years in real estate, I can tell you it's usually 30 quiet minutes, and every so often it saves a buyer from a very expensive surprise.

Where the walk-through comes from

Most deals in the Chicago area are written on the Multi-Board Residential Real Estate Contract 8.0, which took effect on February 1, 2025, or on one of the Chicago Association of REALTORS® purchase contracts. (Chicago Association of REALTORS®) I'll use the Multi-Board 8.0 wording here, because it's public. If your deal is on a different form, read that form's version of these paragraphs.

Paragraph 23 of the Multi-Board 8.0 contract says three things in a few sentences:

1. The seller agrees to leave the home in broom clean condition.
2. All refuse, and any personal property that isn't being conveyed to the buyer, has to be removed at the seller's expense before possession.
3. The buyer has the right to inspect the home, the fixtures and the included personal property before possession, to verify they are in substantially the same condition as on the Date of Acceptance, normal wear and tear excepted.

That third point is the walk-through. You're comparing the house to the day your offer was accepted. You're not redoing the home inspection.

What's supposed to stay

Paragraph 7 of the same form is where the buyer checks off what comes with the house at no added value: refrigerator, washer and dryer, window treatments, ceiling fans, garage door openers with all transmitters, smoke and carbon monoxide detectors, a smart thermostat, a video doorbell, and a lot more. One line I always point out is "Light Fixtures (as they exist)." There's also a space for "Items Not Included."

So if a seller loves the dining room chandelier, the time to say so is before the contract is signed, not the night before closing. Swapping in a bare bulb after acceptance is exactly what the walk-through is built to catch.

Paragraph 7 also says the seller warrants that the included fixtures, systems and personal property will be in operating condition at possession, unless the contract lists an exception. The form defines operating condition as performing the function it's intended for, regardless of age, and not being a threat to health or safety. That's why I have buyers actually run the dishwasher instead of just admiring it.

My walk-through checklist

The federal Consumer Financial Protection Bureau puts it simply: before you sign any papers, do a final walk-through, make sure the agreed repairs were made and anything the seller agreed to leave is still there, and contact the seller right away if it isn't. (CFPB) Here's how I do it with clients:

• Bring your contract and any repair agreement, and check each repair off one by one. Ask for receipts.
• Turn on every light, faucet and appliance that's included. Run the heat (or the air conditioning, in summer).
• Open the garage with each remote. Count the remotes and keys.
• Look at ceilings and floors for new water stains, and check the basement, especially after a storm.
• Make sure everything that isn't staying is gone, including the paint cans and the old couch in the basement.
• Take dated photos of anything that's wrong.

If something's wrong

Don't panic and don't just shrug it off. Call your agent and your attorney right away, before you sign. The CFPB notes that sometimes the seller gives a credit at closing instead of making a last-minute repair. (CFPB) Your attorney can negotiate a fix, a credit or another solution. How it gets resolved depends on your contract, which is exactly why you want the problem on the table before closing, not after.

When the seller stays after closing

Sometimes a seller needs a few extra days in the home. The Multi-Board form handles that in Optional Paragraph 35. The seller deposits money in escrow at closing (2% of the price if the blank is left empty), pays the buyer a daily amount for use and occupancy, and owes three times that daily amount for each day they stay past the agreed possession date. The balance goes back to the seller only after possession is delivered and the Paragraph 23 conditions are met. In that case, buyers should do a second walk-through when the seller actually moves out.

Sellers: make it boring

The best walk-through is a boring one. Finish the agreed repairs early, keep the receipts in a folder on the kitchen counter, leave the remotes and manuals in a drawer, sweep, and take everything that isn't staying. If a fixture means a lot to you, exclude it in writing before you sign, or replace it before you list.

Buying or selling anywhere in Chicagoland? Call or text me at 312.882.9797. I'm full service at a 1% commission, and I'll walk the house with you before you sign anything.

This article is general information about the Multi-Board Residential Real Estate Contract 8.0, not legal advice. Ask your Illinois real estate attorney about your specific contract.