Why Washington Buyers Lose Homes During the Final Walkthrough (2025 Guide)

Most Washington buyers think once they’re under contract, the home is theirs.

But the final walkthrough — usually within 24–48 hours of closing — is where deals can collapse at the finish line.

As a Washington Realtor who closes dozens of transactions across Pierce County, King County, and JBLM-bound military moves, I’ve seen how small surprises become deal-breakers, especially when timelines are tight.

Here are the real reasons buyers lose homes during the final walkthrough — and how to protect yourself from every single one.

1. Agreed-Upon Repairs Were Never Completed

This is the #1 cause of final walkthrough failures in Washington.

Common repair issues:

• Seller didn’t schedule contractors

• Repairs were done incorrectly

• Cheap or temporary fixes

• Seller misunderstood the agreement

• Repairs couldn’t be completed in time

• Contractors were unavailable

The buyer sees incomplete work and panics — or refuses to close.

For clarity on negotiation pitfalls:
Why Washington Sellers Refuse Repair Requests

 2. The Home Is Left Dirty or Full of Debris

Washington purchase contracts require the home be left:

• broom clean

• free of debris

• empty of personal items unless agreed upon

But many sellers:

• Leave trash

• Leave furniture

• Fail to clean

• Abandon items in garage or shed

• Leave the yard unmaintained

Buyers often refuse to close until the home is cleaned — or request credits to handle it.

3. The Property Isn’t in the Same Condition as Before

The final walkthrough confirms the home is in the same condition as when you made the offer.

Deal-killers include:

• Damage from movers

• New wall holes

• Broken appliances

• Stained carpet

• Window damage

• Leaks

• Pet damage

• Missing fixtures

These are major red flags for buyers.

4. Sellers Removed Items That Were Supposed to Stay

Contract disputes happen when sellers remove:

• Curtains

• Appliances

• Light fixtures

• Mounted TVs

• Landscaping

• Shelving

• Hardware

Many sellers don’t realize what is considered:

• Real property (must stay)
  vs.

• Personal property (can go)

Missing items often cause buyers to halt closing.

5. Last-Minute Water, Plumbing, or HVAC Problems

Washington homes (especially older pierce county homes) may have unexpected issues right before closing:

• Water heater failure

• Furnace not working

• Heat pump issues

• Leaking plumbing

• Sewer backups

• Crawlspace water returning

These become “new issues,” not inspection items — and can stop the deal.

For deeper inspection insight:
Common Inspection Problems in Pierce County
 

6. The Seller Didn’t Fully Move Out

It’s surprisingly common for sellers to:

• Still be packing

• Need more time

• Have movers arriving late

• Leave belongings behind

Buyers panic because:

• They can’t move in

• Their movers are scheduled

• Their lease ends the same day

• They don’t want delays

This can escalate quickly into a closing-day negotiation.

7. Lawn, Landscaping, or Exterior Neglect

A neglected exterior can violate contract terms if the buyer reasonably expected the property to be maintained.

Deal-breakers include:

• Dead lawn

• Overgrown landscaping

• Broken sprinkler systems

• Exterior damage

• Rotting decks

Buyers may refuse to close unless compensated.

8. Pets Cause Unexpected Last-Minute Damage

Common issues include:

• Scratched doors

• Damaged trim

• Pet stains

• Odor

• Torn carpet

• Damaged yard

These issues weren’t present at offer acceptance — so they must be addressed.

9. Safety Issues Appear Right Before Closing

New life-safety concerns can void buyer confidence:

• Broken locks

• Electrical hazards

• Missing smoke detectors

• Exposed wiring

• Broken windows

• Unstable deck railings

Buyers often refuse to close until safety is restored.

10. Sellers Don’t Want to Fix Issues or Negotiate

Some sellers:

• Refuse to complete repairs

• Won’t credit buyers

• Argue or deny responsibility

• Are emotionally overwhelmed

• Push back with “As-Is” language

This forces buyers to decide whether to walk away or compromise.

For insight into seller resistance:
Why Washington Sellers Reject Your Offer

 How Buyers Can Avoid Losing a Home at the Final Walkthrough

✔ Confirm repairs early

• Don’t wait until walkthrough day — request receipts, photos, or contractor invoices ahead of time.

✔ Keep communication clear

• Document all repair agreements in writing.

✔ Build a buffer before movers arrive

• Schedule walkthrough at least 24 hours before closing.

✔ Ask for contractor verification

• If it’s structural, electrical, plumbing, or crawlspace-related — request proof of completion.

✔ Be flexible, but firm

• Buyers shouldn’t accept major changes, but small fixes may be negotiable.

✔ Work with an agent who protects your interests

• (You already know I take this part seriously.)

Final Thoughts

Final walkthrough issues are incredibly stressful — but they’re also preventable with the right preparation.

The home you choose should feel safe, clean, and ready for your family — not filled with last-minute surprises.

If you want a cleaner, smoother closing experience, I’m here to guide you every step of the way.

 Written by: Lani Fisher — Washington Realtor Helping Buyers Get to Closing With Confidence