This is a really good point. A walk through a few days ahead may provide a means and the time to resolve any problems. But the last minute one still needs to be done just in case there has been some natural disaster, theft, or any number of last minute changes to the home.
Why do so many agents perform the final walk through with their buyers an hour before closing?
If nothing goes wrong, a walk through right before closing may work out but what if something does go wrong? Closing may have to be postponed, movers rescheduled, and buyers may be without a place to live.
Some agents in Colorado Springs bypass the walk through when their clients are purchasing a vacant home or bank owned property. Even if a home is vacant, buyers should complete a final walk through of the property. Unexpected issues may have occured since the buyer last saw the home such as appliances or home components no longer working or missing, vandalism, flooding, or a break-in.
By performing the final walk through in advance, all parties have time to work through any problems prior to closing. Buyers can always perform another walk through right before closing if needed.
I see how it can be easier for agents and their clients to schedule the walk through immediately prior to closing especially if sellers are just moving out but all parties need to set aside time to do it sooner than that. If the property has any damage, it can be difficult for parties to obtain bids for work to be completed or problem solve how to best address the situation. If the HUD-1 has to be adjusted for any repair work and the home is bank owned or a short sale property, further delays will occur.
When something does go wrong, it can cause unecessary stress to the buyers, sellers, and agents involved. Don't assume there will not be any problems during your final walk through.