The excitement of closing day is intoxicating. You have the U-Haul booked, the utilities transferred, and the champagne chilling. It is tempting to breeze through the final walkthrough so you can get to the attorney’s office and get your keys.

Don't do it.

In North Carolina, the moment you record the deed, you accept the property "as is." There is no "take-backs" window. If the seller took the custom chandelier they promised to leave, or if the builder forgot to hook up the dishwasher, your leverage evaporates the second you sign the settlement statement.

Whether you are buying a resale home in Wilmington or a new build in Leland, here is your strategic checklist to ensure you get exactly what you paid for.

1. New Construction: The "Blue Tape" Walkthrough

If you are buying a new home (from builders like D.R. Horton, Lennar, or a custom builder), your walkthrough happens in two stages.

The Orientation (1 week prior): This is where you use the "Blue Tape." You and the site superintendent walk the home, marking cosmetic defects (paint drips, drywall dings, scratched floors) with blue painter's tape.

The Final Verification (Closing Day): This is the critical one. Do not just look for the tape.

The Trap: Builders are busy. Sometimes they remove the tape without fixing the issue.

The Fix: Bring your original list (or photo log) from the first walk. Verify every single blue tape item was actually remedied, not just un-taped.

2. Resale Homes: The "Verification" Walkthrough

For existing homes, you aren't looking for perfection; you are looking for compliance.

The Standard: Per the NC Offer to Purchase (Form 2-T), the home must be in "substantially the same or better condition" as it was on the day you made the offer.

The Repair Check: If you negotiated repairs during Due Diligence (e.g., "Seller to repair HVAC leak"), do not take their word for it.

Action: Ask for receipts and photos before you get to the house. Then, test the repair yourself. Turn the AC on. Run the water. If the repair was "Evaluate and Repair," ensure the evaluation actually happened.

The "Broom Clean" Rule: The contract requires the home to be "broom clean" and free of debris. Check the attic, the garage, and the crawl space. Sellers often "forget" paint cans, old tires, or broken furniture in these hidden spots, leaving you with a dump run bill on Day 1.

3. The Coastal Checklist: What to Check in Our Region

In New Hanover and Brunswick counties, you need to check for "invisible" coastal killers that generic checklists miss.

HVAC (The Salt Check):
Walk to the outdoor condenser unit. Look at the metal fins (coils). If they look like they are crumbling or have white powder on them, that is salt corrosion. This unit is near the end of its life.

Crawl Space (The Humidity Check):
If the home has a sealed crawl space (common in newer builds), check the dehumidifier. Is it running? Is the digital humidity reading under 55%? If it's silent or reading "80%," you have a moisture problem brewing.

Hurricane Shutters:
Don't just count them; move them. Salt air seizes metal tracks. If the home has accordion shutters, pull them closed and open them. If they are stuck now, they won't work when a Category 3 is approaching.

Irrigation:
Turn it on manually. In our sandy soil, sprinkler heads get buried or run over easily. Ensure all zones fire and that heads aren't spraying your AC unit (which accelerates rust).

4. The "Oh No" Moment: What if You Find a Problem?

It’s 10:00 AM. Closing is at 2:00 PM. You find a hole in the drywall that was hidden by a sofa, or the water heater isn't working. What now?

In North Carolina, you generally have three options:

• Delay Closing: This is the nuclear option. You refuse to sign until it’s fixed. (Warning: This can mess up your rate lock and moving trucks).
• Escrow Funds: The attorney holds back seller funds (e.g., $2,000) until the repair is done. Note: Many lenders and builders dislike this and may refuse it.
• The "POC" Credit (Paid Outside Closing): The seller writes a personal check or agrees to a credit on the settlement statement for the cost of the repair. This is often the fastest, cleanest way to save the deal.

The Bottom Line

The Final Walkthrough is not a formality; it is your last line of defense. Take your time. Test the outlets. Flush the toilets. Open the windows.

At Aspyre Realty Group, we attend every walkthrough with our clients. We bring the flashlight, the outlet tester, and the contract—so you can focus on the excitement of your new home while we focus on protecting your investment.