A walkthrough of everything that happens on closing day when buying a house, from the final walkthrough and document signing to wire transfers and key handover.
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Final Walkthrough
Schedule the final walkthrough 24-48 hours before closing
The walkthrough is your last chance to verify the property's condition. It typically takes 30-60 minutes. Bring your inspection report to cross-reference any agreed-upon repairs.
Confirm the seller has vacated and removed all personal belongings
Test all light switches, outlets, faucets, and appliances
Verify all negotiated repairs were completed
Ask for receipts or invoices for any repair work the seller agreed to perform. If repairs aren't done, you can request a credit at closing or delay the closing until work is finished.
Check for any new damage since the inspection
Look for water stains, holes in walls, damaged flooring, or missing fixtures. Take timestamped photos of any issues. New damage discovered at walkthrough can delay closing while you negotiate resolution.
Run water in all bathrooms and kitchen to check for leaks
Let faucets run for 2-3 minutes and flush every toilet. Check under sinks for drips. Plumbing issues found during walkthrough are the seller's responsibility to fix before closing.
Documents to Bring
Bring two forms of government-issued photo ID
A driver's license and passport are the standard pair. The notary at closing will verify your identity before you sign. Expired IDs are not accepted.
Bring proof of homeowner's insurance with the effective date on or before closing
Your lender requires proof of insurance before funding the loan. The policy must be active by closing day. Annual premiums average $1,500-$3,000 depending on location and coverage.
Bring a cashier's check or wire transfer confirmation for closing funds
Personal checks are not accepted for closing. Cashier's checks must be drawn from the same bank account verified during underwriting. Wire transfers take 1-3 business hours to confirm.
Review the Closing Disclosure at least 3 business days before closing
Federal law requires you to receive the Closing Disclosure 3 business days before closing. Compare every line item to your original Loan Estimate—any change over $100 in fees should be questioned.
Verify the loan amount, interest rate, and monthly payment
Confirm the cash-to-close amount matches what you expected
Closing Costs Breakdown
Review lender fees: origination, underwriting, and processing
Lender fees typically total 0.5-1% of the loan amount. An origination fee of 1% on a $300,000 loan is $3,000. These fees should match your Loan Estimate from application.
Review title insurance and escrow fees
Title insurance costs $500-$3,500 depending on the purchase price and state. In some states the seller pays the owner's title policy; in others, the buyer pays both lender's and owner's policies.
Review prepaid items: property taxes, insurance, and per-diem interest
You'll prepay 2-6 months of property taxes and insurance into escrow, plus daily interest from closing to month-end. Closing earlier in the month reduces per-diem interest charges.
Confirm total closing costs fall within 2-5% of the purchase price
On a $350,000 home, expect $7,000-$17,500 in total closing costs. If your costs exceed 5%, ask your lender to itemize and justify each fee. Some fees like transfer taxes are fixed by the state.
Wire Transfer Safety
Call your title company directly to verify wiring instructions
Wire fraud in real estate closings costs victims an average of $150,000. Never trust wiring instructions sent only by email—call the title company using the phone number from their official website.
Send the wire transfer 1-2 business days before closing
Domestic wire transfers cost $25-$50 and take 1-4 hours to process. Sending a day early prevents closing delays if your bank has processing issues or daily transfer limits.
Confirm with the title company that funds were received
Call the title company to verify receipt. Keep your wire confirmation number and bank receipt. If the wire doesn't arrive within 4 hours, contact your bank immediately to trace it.
Signing and Key Handover
Sign the mortgage note, deed of trust, and closing disclosure
Plan for 45-90 minutes of signing. You'll sign 50-100 pages. The mortgage note is your promise to repay; the deed of trust gives the lender a lien on the property until the loan is paid off.
Ask questions about any document you don't understand before signing
Request copies of all signed documents (you're legally entitled to them)
Receive the keys, garage remotes, and any access codes
In most states, you get keys immediately after signing. In states with separate recording (like California), you may wait 1-3 hours until the deed is recorded with the county.
Get contact info for the seller regarding home systems and warranties
Ask the seller for manuals, warranty documents, and contractor contacts for recent work. Transferable warranties on roofing, HVAC, or appliances can save you thousands in the first few years.
Utility and Address Transfers
Set up electricity, gas, water, and trash service in your name
Contact utilities 1-2 weeks before closing to schedule service transfers for your closing date. Some utilities require a $100-$300 deposit for new customers.
Schedule internet and cable installation for move-in day or earlier
Ask the seller to keep utilities on through closing day
Submit a change of address with USPS
Mail forwarding costs $1.10 online and starts within 7-10 business days. File the change 2 weeks before your move date so forwarding is active when you relocate.
Change the locks on all exterior doors within 24 hours
Re-keying existing locks costs $50-$100 per lock and takes a locksmith 15-20 minutes. You have no way of knowing how many copies of the current keys exist, so this is a critical safety step.
Frequently Asked Questions
How long does closing day take?
The actual signing appointment takes 1-2 hours for buyers and 30-60 minutes for sellers. Arrive with a valid government-issued photo ID, a certified or cashier's check for your closing costs (personal checks are not accepted), and a record of your homeowners insurance policy. Some title companies and attorneys now offer remote online notarization (RON), which lets you sign digitally from anywhere in about 45 minutes.
What should I check during the final walkthrough before closing?
Run every faucet, flush every toilet, and test every light switch and electrical outlet during the walkthrough. Confirm that all agreed-upon repairs were completed (bring your inspection repair addendum for reference), that all appliances included in the contract are present, and that the sellers have removed all personal property. Open the garage door, test the HVAC system in both heating and cooling modes, and run the dishwasher and garbage disposal for at least 60 seconds each.
Can closing be delayed at the last minute?
Last-minute delays happen in approximately 20-30% of transactions and are most commonly caused by lender funding issues, title defects discovered in the final search, or unresolved inspection repair disputes. Wire transfer errors or bank processing delays on the closing funds can push closing by 1-3 days. If the delay extends beyond the contract's closing deadline, the parties must sign an extension addendum — otherwise the contract may expire and either party could walk away.
When do I get the keys to my new house after closing?
In most transactions, the buyer receives keys immediately after the closing documents are signed, the funds are disbursed, and the deed is recorded with the county — this typically happens the same day. In some states, recording takes 24-48 hours, during which you technically don't own the home yet. If the seller requested a rent-back agreement (common in competitive markets), you won't receive keys until the rent-back period ends, which is usually 7-60 days after closing.