One of the calls I never want to get is this one. It’s closing morning. My client is standing in their new kitchen. The fridge that was there two days ago is gone. So is the dishwasher. There’s a hole in the wall where it used to sit.
By the time the phone rings, the sellers have already left with the money. My client has the keys and a problem.
Almost every one of these problems could have been caught the night before, during the final walkthrough.
What a final walkthrough actually is
A final walkthrough is a short visit to the property right before closing. Usually it happens the day before or the morning of. Your real estate agent arranges it with the listing agent.
It’s not a second home inspection. You’re not looking for new defects. You’re confirming that the house you agreed to buy is still the house you’re about to pay for.
No law in Ontario requires a final walkthrough. But in my practice I tell every buyer to do one. It’s free, and it’s the last chance to catch problems while you still have leverage.
What I tell Peterborough buyers to look for
Here’s the checklist I suggest clients print out before they head to the property:
Inclusions and chattels
Pull out your agreement of purchase and sale. Go through the inclusions line by line. If the offer said the fridge, stove, washer, dryer, and window coverings stay, make sure they’re all there. Check that they’re the same ones you saw when you made the offer, not cheaper replacements.
It’s not unheard of for sellers to swap out stainless appliances for older units from the garage. It happens.
The condition of the home
Walk through every room. You’re looking for damage that wasn’t there when you last saw the property. Scuffs and a bit of dust are normal. Holes in walls, missing light fixtures, torn flooring, or water damage aren’t.
Everything should work
Turn on every tap. Flush every toilet. Run the dishwasher and the laundry for a minute. Open and close the garage door. Test the furnace and the air conditioner depending on the season. Flip every light switch.
If an appliance doesn’t turn on, that’s something you need to know before closing, not after.
Belongings and garbage
The home should be empty, or close to it. Some leftover items are normal. A basement full of junk the sellers decided to leave behind isn’t. Removing a dumpster load of debris after closing is your expense, not theirs, unless you raise it now.
The outside
Walk the yard. Look at the shed, the deck, and the fence. Confirm that anything you paid for, like a hot tub or a play structure, is still there.
If the home has a pool, check that the equipment is still in the pool house.
What to do if something is wrong
Stop. Call your real estate lawyer or your Real Estate Agent right away. In our office, that means calling me or Lynda.
Your lawyer has options. We can hold back money from the sale price in trust. We can negotiate a credit. In some cases we can delay closing until the problem is fixed. All of these options disappear the moment the deal closes.
Once the keys are in your hand, your leverage is gone. You’re now chasing the sellers for money, and that’s a much harder conversation.
A few things the walkthrough will not do
The walkthrough isn’t a home inspection. It won’t catch a hidden leak in the attic or an old furnace about to fail. Those are things a proper inspection during the conditional period should have caught.
It also won’t catch every problem. Sometimes the damage shows up after you move in. That’s what your property insurance and your statutory warranties are for. Talk to your lawyer about what coverage you have.
The short version
A final walkthrough takes about twenty minutes. It costs nothing. It’s the only window you have to catch problems while you still have the power to fix them. Use it.
If you’re buying a home in Peterborough or anywhere in the Kawarthas and you want to talk through what your walkthrough should look like, I’m happy to help. Book a consultation and we can walk through your agreement together before closing day arrives.
Barry W. Bussey is the principal lawyer at Bussey Ainsworth in Peterborough, Ontario. He assists clients across the Kawarthas with real estate, wills, and estate planning.
This article is for general information only and does not constitute legal advice. Every real estate transaction is unique. Please consult with a lawyer before making decisions about buying or selling property.
