How to Conduct a Thorough Home Walkthrough
When it comes to managing a property, one of the most important tools we have at our disposal as estate managers are thorough home walkthroughs. While I mentioned it before in the all-important context of that first contact with a new estate, by no means is this a one-and-done as you’ll see a little further down. It can and should be a regular part of your EM routine.
This is the time to take a detailed look at every part of the home—structure, appliances, and furniture —to spot any potential issues before they become big problems. It’s not just about fixing things when they break; it’s about creating a comfortable, safe, and well-cared-for home that retains its value. That intangible, seamless feeling.
Why Is a Walkthrough So Important?
A home walkthrough is your opportunity to truly understand your properties. Think of it as laying the groundwork for a management plan that helps keep everything running smoothly for you, while also making sure the homeowner’s expectations are surpassed time and again.
A Successful Walkthrough, step by step
Bring the Right Tools Make sure you come prepared with a checklist to stay organized, a tablet or notepad to take notes, a camera (or phone) for snapping pictures, and a system that will allow you to maximize this process to its fullest. For instance, I use Nines Living. It offers an intuitive interface very useful for property walkthroughs, making it easy to document every detail, from uploading photos and videos to adding comments and cataloging room assets like appliances, art, and more. With a system like this, staying organized and making sure nothing gets missed becomes so much easier.
Start with the Exterior Begin your walkthrough on the outside of the home:
Check the landscaping, driveway, and the exterior of the house for any damage or wear.
Look for things like cracked paint, leaks, or missing shingles on the roof.
Inspect pools and their systems, generators, and irrigation systems to ensure they’re functioning properly.
Make sure pathways and driveways are clean and in good condition.
Inspect windows for damages and proper sealing.
Check outdoor lighting, gates, locks, and other exterior access points to confirm they’re secure.
Evaluate trash and recycling areas for cleanliness and organization.
Be on the lookout for pests or wildlife activity that could cause issues.
By covering these areas, you’ll ensure the property’s exterior is in top shape.
Move Inside and Assess the Key Areas Now it’s time to head inside:
Take a look at each room. How are the floors, walls, and ceilings holding up?
Test the appliances and make sure faucets, light fixtures, and electrical outlets are all in good working order.
Check the heating, ventilation, and air conditioning (HVAC) system to make sure everything’s functioning as it should.
Document the Condition of Valuables If the home has any valuable items like art, antiques, or high-end electronics, this is the time to take stock:
Create an inventory list.
Take photos or videos of these items so you have a record in case anything changes or gets damaged over time.
Include additional details such as the vendor's contact information and the name of the moving company that handled the delivery.
Conduct Safety Checks Safety is a top priority. Make sure the following are in place and working properly:
Smoke detectors, carbon monoxide detectors, and fire extinguishers.
Security systems, cameras, and alarms should be tested to make sure everything’s running smoothly.
Spot Potential Repairs or Upgrades As you move through the home, note anything that needs attention:
Are there loose handles? Peeling paint? Outdated fixtures?
It’s important to flag these issues now and discuss them with the homeowner so they can be addressed before they become bigger problems.
Also, think about potential upgrades on a personal level. For instance, I once had a client—a single male—who loved buying books but was leaving them scattered around his apartment. I suggested purchasing a stylish floor-standing bookshelf, and he truly appreciated the gesture. These small, thoughtful recommendations can make a big difference in enhancing both the functionality and aesthetic of the home.
Create a Walkthrough Report After your walkthrough, make sure to compile all your observations into a report:
Include photos, notes on the property’s condition, and any recommended repairs or upgrades.
For an even more streamlined process, Nines Living allows you to insert LOGS into their software. Small, daily reports where you can document everything happening in the house. You can also tag and email the person responsible for a specific task, whether it’s the maid, a vendor, or another service provider. Once your report is complete, share it with the homeowner and discuss the next steps for maintaining or improving their property.
How Often Should Walkthroughs Be Done?
How often you conduct walkthroughs depends on the type of property. Here’s a general guideline:
Primary Residences: For primary residences or homes with lots of activity, walkthroughs twice a month help stay on top of minor issues before they escalate. It’s also a great way to make sure everything is working as it should.
Vacation homes or Secondary homes: Monthly checks are essential for vacation homes as well. For example, one of my clients owns a home in Tahoe that's occupied only 2–3 months a year but is managed year-round by a local handyman. Despite its limited use, there’s always something that needs attention. The handyman conducts regular walkthroughs to ensure everything is in order and promptly addresses any issues that arise. Regular maintenance like this is crucial for keeping vacation properties in top condition, no matter how often they’re used.
Pre-Event or Post-Event Inspections: If the property is hosting an event, do a comprehensive walkthrough before and after to ensure everything is in order.
Annual Walkthroughs: Once a year, do a deep dive into the property to assess its overall condition and plan for any big maintenance or upgrades that may be needed.
The Lay of the Land
Whether you’re looking for minor repairs, checking for safety, or planning long-term updates, regular walkthroughs are essential for maintaining a space that feels like home. It’s about connecting deeply with a property so you gain that sixth sense you’ll need to keep it beautiful, harmonious, functional and uniquely suited to your clients’ needs.