What to Look for During Your Final Walk-Through: A Lawyer's Guide for Ontario Home Buyers
Buying a home is a major milestone, and as the closing date approaches, excitement runs high. But before the keys are handed over, there's one last important step: the final walk-through.
In Ontario, the final walk-through (also known as the final inspection) is typically arranged by your real estate agent shortly before closing—often within 24 to 48 hours. This is your opportunity to personally inspect the property and ensure that everything is in the condition you agreed to in the Agreement of Purchase and Sale (APS). As a real estate lawyer, I often advise clients that this step should not be rushed or treated as a formality—it is your last chance to catch issues before the deal becomes final.
What Is the Purpose of the Final Walk-Through?
The final walk-through is not a home inspection. It is not the time to negotiate repairs or question issues that were apparent before the offer was made. Instead, it is a chance to:
Confirm the property is in substantially the same condition as when the offer was accepted
Ensure that any agreed-upon repairs have been completed
Check that all included fixtures, appliances, and chattels are present and in working order
Identify any new damage or problems that may have occurred since your last visit
What Should You Look Out For?
Here are some key things to watch for during your final walk-through:
Missing Fixtures or Chattels: Check that all items included in the purchase (e.g., appliances, light fixtures, blinds, or TV wall mounts) are still present.
Damage from Moving Out: Sellers may cause accidental damage while removing furniture or appliances. Look for scratches on floors, holes in walls, or damaged door frames.
Cleanliness: While the APS doesn’t usually require a professional clean, the property should be left in a broom-swept condition unless otherwise agreed.
Water Damage or Leaks: Turn on taps, check under sinks, and inspect ceilings or basements for signs of new water issues.
Appliances and Systems: Test appliances, the furnace, air conditioning, and other systems to ensure they function properly.
Garage, Sheds, and Exterior: Don’t forget to check any outdoor areas or outbuildings that are part of the sale.
What If You Discover an Issue?
If you notice something concerning during your final walk-through, don’t panic—but do act quickly:
Document the issue: Take photos or videos and notify your real estate agent immediately.
Notify your lawyer: Your lawyer can advise you whether the issue is significant enough to delay closing, hold back funds in trust, or request a price adjustment.
Negotiate a resolution: In some cases, the parties may agree to a repair, credit, or a holdback until the issue is resolved.
It’s important to remember that not every issue will justify a delay in closing. The concern must be material—meaning it would significantly impact your use or enjoyment of the property, or constitute a breach of the APS.
How Your Lawyer Can Help If Issues Arise
Should any problems come to light during your final walk-through, your real estate lawyer plays a vital role in protecting your interests. We can:
Assess the severity of the issue and determine whether it constitutes a material breach of the APS.
Communicate directly with the seller’s lawyer to propose practical resolutions, such as a repair undertaking, price abatement, or escrow holdback.
Draft or review amendments or undertakings to ensure the terms of any negotiated solution are clearly documented.
Advise you of your legal options, including your right to delay closing, pursue remedies, or proceed with conditions.
Legal involvement at this stage ensures that any last-minute problems are addressed efficiently and that your rights are preserved as you proceed to closing.
The final walk-through is an essential part of the home-buying process. As a buyer, it is your last chance to confirm that the property you are about to purchase is in the condition you expected. If something doesn’t look right, speak up. Prompt action can help prevent legal disputes and ensure you’re protected.
Author:
Rina You
Partner
e: ryou@realtycarelaw.com