I leave it to my team - usually few days prior.

I prefer to do a same day walkthrough if possible, especially if it is a foreclosure. You never know when an AC unit or copper might come up missing.

A day before?

Richard - Great question.

I find it interesting that many agents do their final walk through just hours before closing. I would imagine that if they find anything in need of repair, that will delay the closing and may cause all sorts of issues.

I typically perform the final walk through a day before closing to give time to allow for any repairs or price adjustments, and still close on time. Most of the time the sellers are pretty much moved out, or the home may already be vacant by then.

With that said, I guess I could be in the same boat if something happens to the home between the time we perform the final walk through and the next day when the home is scheduled to close.

With the rules about adding to the HUD and having to resend it to the lender, I try to do a nearly final walk through at least 3 or 4 days before closing and then a quick walk though on the morning of settlement. 

I try to do it not much more than 24 hours prior to closing. Anything can happen in a house between walk-through and closing and if the time period between the two is too long, your buyer might sign off on a house with an unknown problem--unanticpated water instrusion, damage from a move out by seller, etc. In new construction here, we normally do a final, final walk-through the day of closing after doing one 5-7 days prior.

Most happen on the way to closing.

im just clicking back through some of the old Q and A's, looks like this one got lots of good answers.

Richard, I like to do two walkthroughs.  One a couple of days before the closing to make sure any inspection repairs were corrected to buyers satisfaction, and a final walkthrough an hour before the closing.  The walkthrough right before the closing is to make sure the AC unit wasn't stolen or there are no burst water pipes, etc.

Our contracts stipulate the day of or the day before so there's not a lot of choice.

In CA, we have 5 days before COE, so I usually keep it if it is vacant and will be vacant by that time. If it is occupied, it can be a little bit more difficult and we move final walk right before a closing day.

We do a final walk-through just before going to closing.  It makes sure the sellers are moved out and the place is still as it was when they made the offer.  A lot of damage could happen if you do it days in advance.

Richard Robibero, ABR, SRS - I prefer few hours before closing if I plan to attend the closing - and most closings I do attend

It depends on Buyer's schedule and then usually the day of closing.

I try to do this on the day of closing if possible. I have done a walk thru at 7am. Anything can happen and I like to have this done as close to closing as possible. 

Sometimes the day before, most of the time the day of closing.  

Ideally, I like to do it just before the closing. 1 or 2 hours prior.

I do it on the same day and go straight from there to closing.

I try to do it 2 days before but have done in the day of if that is what all that is available.

I most often do a walkthrough the same day as the closing. This will hold the seller's feet to the fire more to let them know that the closing will be delayed unless everything had been repaired to buyer's satisfaction.

Richard, we always try to schedule that walk through as close to the closing as possible - sometimes its an hour before. Strange things can happen in between that walk through and the closing!  What if additional damage happens (broken pipe etc.)  Some relocation companies require that it is done no less than 48 hours prior to closing so that any issues can be addressed ahead of time instead of at the closing table. 

No more than a day  ahead of time and sometimes the day of if the sellers are still moving out

I agree with the "within 24 hours of closing" rule of thumb.  There have been many circumstances when a sudden snow melt caused leakage, or other storm may have caused damage, etc.. always good to know in advance so you can correct damage or address issue at closing table.

I usually do a walk through 5-7 days prior to close.

I try to do it a couple of days before closing unless it is new construction many of our builders require a 10 day before closing walk through. That becomes more like a punch list.