Final Walkthrough Checklist for San Antonio Homes: What JBSA and VA Buyers Check Before Closing (2026)

by Christopher Beal

LAST UPDATED: OCTOBER 29, 2026 | BY CHRISTOPHER BEAL, U.S. ARMY VETERAN & REALTOR

Empty San Antonio kitchen the day before closing with the faucet running, dishwasher open and a walkthrough checklist and repair receipts on the counter — Illustration, not a photo of a specific home.

Quick answer: The final walkthrough is your last look at the home before you sign, usually scheduled within a day or two of closing. It is not a second inspection. Its job is to confirm three things: the home is in the condition your contract promised, every agreed repair was actually done (with paperwork), and everything that is supposed to stay with the house is still there and working. On a standard Texas resale contract (TREC 20-18), the seller must deliver the home in its present or required condition, ordinary wear and tear excepted, keep the utilities on, finish agreed repairs before the closing date and hand you the repair documentation. If something fails, raise it before you sign, because your options shrink once you close.

Key Takeaways

Schedule the walkthrough close to closing, with the utilities on, and bring your contract, the repair amendment and the list of items that convey.
TREC 20-18 Paragraph 7F requires agreed repairs to be finished before the closing date by licensed or commercially engaged professionals, with documentation of the scope and payment and transfer of any transferable warranties.
On a VA loan, repairs the VA appraiser required must be completed so the home meets VA minimum property requirements before the loan can close. Check them yourself, too.
If a repair is unfinished, the contract lets you extend closing up to 5 days for the seller to finish it, or use the default remedies in Paragraph 15. New damage after the contract date falls under Paragraph 14.
If PCS orders keep you away, a live video walkthrough with your agent is an option to plan for in advance.

I am Christopher Beal, an Army veteran and the Owner of Veteran Real Estate San Antonio. This guide is the checklist I would want in my own hand on the day before closing: what to look at, what paperwork to ask for, what is different on a VA purchase or a new build, and what the standard Texas contract lets you do when something is wrong. It is information, not legal advice; your contract and your attorney or title company govern your specific deal.

What Is a Final Walkthrough, and What Is It Not?

A final walkthrough is a condition check, not a new inspection. Your inspection happened during the option period, when you could still negotiate or walk away for any reason. By the walkthrough, the deal terms are set. You are confirming that the house you agreed to buy is the house you are about to receive.

In a standard Texas resale, three contract promises drive what you check:

Condition at possession. TREC 20-18 Paragraph 10A says the seller delivers possession "in its present or required condition, ordinary wear and tear excepted." Present means as it was when you contracted; required means with any agreed repairs done.
Utilities on. Paragraph 7A requires the seller, at the seller's expense, to turn on existing utilities and keep them on while the contract is in effect. That is what lets you test the systems.
What conveys. Paragraph 2B (improvements) and 2C (accessories) list what stays, including built-in appliances, ceiling fans, light fixtures, garage door openers, window treatments and controls for garage doors and gates. Anything the seller keeps must be listed under Paragraph 2D exclusions and removed before possession.

Source: TREC One to Four Family Residential Contract (Resale), TREC No. 20-18, form dated 11-04-2024, read October 29, 2026. Your contract may use a different form or addenda.

When Does the Walkthrough Happen, and Who Should Be There?

The standard resale contract does not set a walkthrough date. Paragraph 7A gives you access "at reasonable times," and in practice buyers schedule it as close to closing as possible, often the day before or the morning of, after the seller has moved out. The closer to signing, the less can change between your visit and the closing table.

Bring your buyer's agent, your copy of the contract and any amendment listing agreed repairs, and the inspection report so you can compare. If the seller is still living in the home, ask your agent to confirm move-out timing first, because you want to see the empty rooms, walls and floors that furniture was covering. For the bigger picture of what happens after the walkthrough, see how the closing process works in San Antonio.

Final Walkthrough Checklist, Room by Room

Use this as a printable list. Each line is something you can check in a few minutes without tools.

Area	What to check
Agreed repairs	Each item on the repair amendment is done. Match it to the invoice or receipt showing scope and payment. Ask for any transferable warranty paperwork.
Heating and cooling	Run the AC and the heat for a few minutes each. Air blows cool, then warm, from the vents; the thermostat responds.
Plumbing	Run every faucet and shower, flush every toilet, look under sinks for drips. Confirm hot water at the far end of the house.
Kitchen appliances	Built-ins that convey are present and turn on: range, oven, cooktop, dishwasher (start a short cycle), disposal, built-in microwave.
Electrical	Light switches and ceiling fans work; test a few outlets with a phone charger; GFCI outlets in kitchen and baths reset.
Walls, floors, ceilings	No new water stains, holes or damage from the move-out. Look where furniture used to stand.
Doors, windows, locks	Exterior doors lock; windows open and latch; screens present if they were there at contract.
Garage and gates	Garage door opener works with the remotes; gate or community access controls are handed over.
Items that convey	Light fixtures, ceiling fans, window treatments, TV mounts, mailbox keys and anything listed in a non-realty addendum are still there.
Smart devices	Paragraph 10B: at possession the seller provides access codes and app logins and removes their own access to smart locks, thermostats, cameras and similar devices.
Exterior and yard	Sprinkler system runs if there is one; no debris or items left behind that were not agreed; fences and gates close.
Left-behind items	Excluded items (Paragraph 2D) are gone; no trash, paint cans or furniture you did not agree to take.

Checklist built from the conveyance, access, repair and possession terms in TREC No. 20-18 (11-04-2024). It is a practical aid, not a substitute for your inspection report.

VA Buyers: Confirming Required Repairs and Lender Conditions

A VA purchase adds one more layer: the appraisal. VA appraisers check whether the home meets VA minimum property requirements for safety, soundness and sanitation. VA Circular 26-14-5 states that properties must meet those requirements or be repaired to meet them before the loan is guaranteed. In practice, your lender will not clear the loan to close until any required repairs are documented as complete under its own process.

That lender condition protects the loan; the walkthrough protects you. Look at each repair the appraiser required with your own eyes, and compare it with the repair documentation the seller owes you under Paragraph 7F. Remember that a VA appraisal is not a home inspection. If you want to understand the difference, read VA loan home inspection vs VA appraisal, and for the termite report question specifically, my VA pest inspection guide.

One contract detail matters here. Under Paragraph 7E, neither party is obligated to pay for lender-required repairs unless they agree in writing. If the parties do not agree, the contract terminates and the earnest money is refunded, and if lender-required repairs exceed 5 percent of the sales price, the buyer may terminate. Those questions should be settled long before the walkthrough; the walkthrough is where you confirm the agreed work was done.

Explore loan questions with your lender and see my VA home loans page for how I work with VA buyers.

New Construction: The Builder Walkthrough Is Different

A brand-new home is usually bought on the builder's own contract or a TREC new-home form, not the resale contract above, so read your contract for how the pre-closing walkthrough, the punch list and the warranty work. Many builders schedule a pre-closing orientation where you mark cosmetic items for correction. Ask three questions before you sign at closing:

Which punch-list items will be finished before closing, and which after, and is that in writing?
What does the builder's warranty cover, for how long, and how do you file a claim?
If a VA appraisal or lender condition depends on unfinished work, how will the lender handle it? VA Circular 26-14-5 notes that an escrow may be established when necessary to accommodate required repairs; whether your loan can use one is the lender's call.

If you are still choosing a builder community, my new construction guide covers the earlier decisions.

PCS Buyers: Doing the Walkthrough Remotely

If orders keep you out of San Antonio until after closing, plan the walkthrough as a live video call with your agent rather than skipping it. A few things make it work:

Agree on the time a day ahead so the utilities, keys and any repair paperwork are ready.
Send your agent the checklist above and the repair amendment, and ask them to show each item on camera, including running water and the HVAC.
Ask for photos of receipts and warranty documents, and for the smart-device codes to be written down for you.
Keep the call recorded on your side if both of you agree, so you can review it before you sign.

If you are timing a closing around leave, the Air Force PTDY and closing-day guide covers scheduling, and my military relocation page explains how I support PCS buyers.

What If Something Fails the Walkthrough?

Quick answer: Tell your agent before you sign. Under TREC 20-18, an unfinished agreed repair lets you extend closing up to 5 days for the seller to finish it or use the default remedies; new damage from fire or other casualty after the contract date requires the seller to restore the home, with options for you if they cannot. Anything else, such as a credit or a holdback, has to be agreed in writing by both sides and accepted by your lender.

What you find	Where the contract speaks to it	Your options
An agreed repair is not done, or there is no documentation	Paragraph 7F	Extend the closing date up to 5 days for the seller to finish, or use the Paragraph 15 remedies.
New damage from fire or other casualty since the contract date	Paragraph 14	Seller must restore by closing. If they cannot for reasons beyond their control: terminate with earnest money refunded, extend up to 15 days, or accept the damage with an assignment of insurance proceeds (if the carrier permits) plus a credit for the deductible.
Seller otherwise fails to comply (for example, removes items that convey)	Paragraphs 2 and 15	Seller is in default: enforce specific performance or other legal relief, or terminate and receive the earnest money. A negotiated fix or credit is also possible if both sides sign it.
Minor wear from move-out	Paragraph 10A	Ordinary wear and tear is excepted. Raise anything beyond that with your agent.

Source: TREC No. 20-18 (11-04-2024), Paragraphs 2, 7F, 10A, 14 and 15. Remedies depend on your actual contract and addenda; ask a Texas real estate attorney about a dispute.

What not to do: do not sign closing documents on a verbal promise to fix something later, and do not move in early or let the seller stay late without a written lease. Paragraph 10A warns that possession without a written lease creates a tenancy at sufferance and that insurance coverage may be limited.

About the Author: Christopher Beal

Christopher Beal is a U.S. Army veteran and the Owner of Veteran Real Estate San Antonio, a Beal Group practice brokered by eXp Realty (TREC License #723559). A Military Relocation Professional (MRP) and VAREP member, he is a 7-time eXp Realty ICON agent, winner of Best Real Estate Agency in the 2026 Best of San Antonio Readers' Choice (San Antonio Current, 100,000+ voters), and a 3x San Antonio Business Journal Top 25 Individual Agent (#13 in 2024, #14 in 2025, #20 in 2026). His recognition also includes 3x Platinum Top 50, 2x RateMyAgent Agent of the Year, 2x Real Producers Top 100, Five Star Professional (2026), and a RealTrends 2026 ranking. He has helped 325+ families, closed more than $125M in career volume, and holds 5.0 stars across 370+ verified reviews, working almost exclusively with military and veteran buyers and sellers across Bexar, Comal, Kendall, Medina, and Bandera counties, with a focus on VA loans, PCS moves, and homebuying near JBSA-Lackland, JBSA-Randolph, and Fort Sam Houston. If you are closing on a San Antonio home and want a second set of eyes on the walkthrough, he will go through it with you. He can be reached at (210) 882-8583.

Final Walkthrough FAQ

How long does a final walkthrough take?

It depends on the size of the home and how many repairs you are checking. Leave enough time to run every faucet, the HVAC and the appliances and to match each repair to its paperwork, rather than treating it as a quick look.

Is the final walkthrough required in Texas?

The TREC resale contract does not require a separate walkthrough appointment, but it gives the buyer access at reasonable times and requires the seller to keep utilities on. Skipping it means you accept the home at closing without confirming its condition, so most buyers do it.

Can I back out after the final walkthrough?

The walkthrough itself does not create a new right to cancel. Your rights come from the contract: for example, an unfinished agreed repair (Paragraph 7F), new casualty damage the seller cannot restore (Paragraph 14), or a seller default (Paragraph 15). Talk to your agent, and an attorney for a dispute, before you sign.

What if the seller left belongings or trash behind?

Items the seller keeps must be listed as exclusions and removed before possession. Unwanted items left behind are something to raise before closing so it can be resolved in writing.

Does a VA loan require a final walkthrough?

VA requires the home to meet its minimum property requirements, and your lender must clear any required repairs before closing. The walkthrough is your own check that the work was done and nothing has changed since.

Can someone do the walkthrough for me if I am on orders?

Yes, many buyers have their agent walk the home on a live video call. Send the checklist and the repair amendment ahead of time and ask to see every repair and system on camera.

Closing on a San Antonio home soon? Send me your repair amendment and closing date and I will help you plan the walkthrough, in person or by video. Call Christopher Beal at (210) 882-8583 or start on my military relocation page.

Watch: The Final Walkthrough Checklist

Here is the short version on video. I walk through the three things your Texas resale contract promises at the final walkthrough, and what to do if an agreed repair is not done before closing.