What is a final walkthrough?
What is a final walkthrough — and why could it cost you thousands if you ignore it?
Don’t Close Yet: What Is a Final Walkthrough and Why Georgetown Sellers Must Nail It
If you’re selling a home in Georgetown, Ontario, the final walkthrough is the single moment that decides whether the deal closes smoothly or becomes a legal headache. It’s when the buyer checks the property before possession. For sellers, it’s your last chance to show you met every promise in the Agreement of Purchase and Sale (APS). Miss something and you could face repair requests, credits, or even litigation.
This post explains exactly what a final walkthrough is, why it matters in Georgetown’s market, the legal points Ontario sellers must know, and a practical checklist that gets you across the finish line. Read this, follow the checklist, and turn your closing into a win.
What a final walkthrough actually is (plain and simple)
- A final walkthrough is a short, final inspection by the buyer (often with their agent, sometimes with a home inspector or lawyer) that happens right before closing/possession.
- Purpose: confirm the property’s condition matches the terms of the APS — repairs completed, agreed chattels present, no new damage, and the home is reasonably clean.
- Timing: typically within 24 hours before closing or on the possession day itself. The exact timing is usually specified in the APS or agreed by agents.
For sellers: think of it as the last test. Everything you do between signing the APS and possession matters.
Why the final walkthrough matters more in Georgetown than you might think
Georgetown is a market where buyers expect move-in-ready homes and closings move quickly. A few local realities change the stakes:
- Seasonal weather: winter closings mean snow, ice, and frozen pipes are on the table. Buyers will check heating, driveway, and whether snow was removed per any agreement.
- Older homes and renovations: Georgetown has many mature neighbourhoods with retrofits. Buyers will check that agreed repairs were done and permits were respected.
- Tight timelines: buyers relocating from Toronto or other GTA areas often have tight move schedules. Any delay at final walkthrough can cascade into storage, hotel, and moving costs.
Sellers who prepare protect the sale and avoid costly last-minute concessions.
Legal realities in Ontario every seller must know
- The Agreement of Purchase and Sale is binding: you must deliver the property in the condition promised, except for reasonable wear and tear.
- Fixtures vs chattels: fixtures (built-in light fixtures, kitchen cabinets, flooring, window coverings by default) stay with the home unless explicitly excluded in the APS. Removing a fixture can be a breach.
- Repairs and credits: if the APS required repairs, the buyer expects them completed. If not done, the buyer can demand repairs, a credit at closing, or in extreme cases, refuse to complete.
- Possession and title are separate: closing (legal transfer of title) and possession (when buyer takes physical ownership) are often on the same day but can differ. The APS controls this.
- Lawyering-up: both sides typically use real estate lawyers in Ontario. If a seller refuses access for a legitimate final walkthrough, the buyer’s lawyer may delay closing or seek remedies.
If anything in your deal references warranties, permits, or municipal compliance, keep the paperwork handy.
Seller-focused final walkthrough checklist — do these now
- Confirm timing and attendees
- Confirm the walkthrough time with your listing agent. Expect the buyer and buyer’s agent; occasionally their lawyer or inspector attends.
- Complete all agreed repairs
- Finish work AND keep invoices/warranties. If a contractor didn’t finish, don’t guess—fix it or negotiate an agreed credit in writing.
- Return the property to the agreed condition
- Clean the home, remove personal items, mow the lawn, clear snow if required. Buyers expect the property in the same or better condition.
- Leave agreed chattels and documentation
- Manuals, warranties, spare keys, garage remotes, and any appliance paperwork must be left as agreed. Put them in a clearly labeled folder.
- Do a final safety check
- Test heat, water, major appliances, and sump pumps. Replace batteries in smoke/CO detectors if needed.
- Meter readings and utilities
- Read and record water, gas, and electricity meters. Confirm utility transfer dates with providers.
- Photograph the property
- Take dated photos of the interior and exterior in case of disputes after closing.
- Remove personal and prohibited items
- Ensure nothing hazardous or personal is left behind. Leave what’s agreed in writing.
- Secure access items
- Leave all keys, security codes, pool keys, and HOA/condo fobs. Label everything.
- Communicate with your lawyer and agent
- Confirm closing funds, possession timing, and any last-minute adjustments.
Do this checklist and you remove 90% of final-walkthrough risks.
Common final-walkthrough issues and how sellers should fix them fast
- Missing chattels: If you agreed to leave appliances or window coverings, bring them back or agree in writing to a credit.
- Unfinished repairs: Hire a licensed tradesperson and provide receipts. If time is short, negotiate a credit and document it with signatures.
- New damage: Take responsibility. If damage occurred during final photos or showings, repair it promptly or agree to compensation.
- Utilities off/on confusion: Keep minimal heat on in winter. Coordinate utility cutoff times with the buyer so critical systems aren’t dead during walkthrough.
When in doubt, communicate and document everything.
Moving and closing logistics specific to Georgetown sellers
- Winter moving: Book movers early. Georgetown roads and driveways can be tight in snow—confirm mover access and parking. Clear pathways ahead of the walkthrough.
- Local permits and garbage: If you’re leaving bulky items for pickup, confirm local municipality rules in Halton Hills. Don’t leave illegal dumping on the property.
- Condo vs detached: If selling a condo unit in Georgetown, provide the buyer with the status certificate and condo docs. Final walkthroughs for condos include common area checks and parking space access.
- Keys and municipal items: For rural properties, provide gate codes, well inspections, septic pumping receipts, or any municipal compliance documents.
Plan your moving day with the buyer’s possession time in mind. A delayed move can trigger penalties.
What to do if the buyer refuses to proceed after the walkthrough
- Stay calm. Ask for specifics and documentation. Often objections are fixable with receipts or a small credit.
- Contact your lawyer and agent immediately. They’ll review the APS and advise whether the buyer’s refusal is justified.
- If the buyer is unreasonable, your lawyer will outline remedies. Legal disputes are rare when sellers follow the checklist and keep records.
Why working with a local expert matters
Georgetown has quirks: seasonal weather, mature homes with unique systems, and buyers coming from the GTA. A local agent anticipates these issues and coordinates repairs, paperwork, and timing. That reduces last-minute surprises and protects your sale.
Tony Sousa is a Georgetown-based Realtor who handles final walkthroughs and closings every week. He’ll coordinate contractors, confirm legal details with lawyers, and make sure the walkthrough becomes a formality, not a crisis. Contact him at tony@sousasells.ca or 416-477-2620, or visit https://www.sousasells.ca.
Quick legal reminders you can’t afford to forget
- Don’t remove fixtures unless they’re explicitly excluded in the APS.
- Keep invoices and warranties for any repairs completed before closing.
- If the buyer requests a credit, get it in writing signed by both parties and confirmed by lawyers.
- Preserve the home’s condition — reasonable wear and tear is acceptable, but avoid obvious damage.
Final thought
The final walkthrough is not ceremonial. It’s the legal and practical checkpoint that closes your deal. For sellers in Georgetown, being proactive, local-aware, and documented transforms the walkthrough from a risk into a smooth handoff.
Want help preparing for your final walkthrough or the moving logistics in Georgetown? Reach out. Closing day should be the easiest day in your selling process — not the most stressful.
FAQ — Final Walkthroughs, Closings, and Moving (Georgetown, ON sellers)
Q: When does the final walkthrough usually happen?
A: Typically within 24 hours before closing or on possession day. The APS may specify timing.
Q: Who attends the final walkthrough?
A: Usually the buyer and buyer’s agent. Sometimes the buyer’s lawyer or inspector attends. Sellers rarely attend but can if agreed.
Q: What if the buyer finds damage during the walkthrough?
A: Provide proof of condition (photos, receipts). If damage is valid, fix it, or negotiate a credit. Your lawyer will advise if the buyer refuses to close.
Q: Can a buyer back out after a final walkthrough?
A: Only if there’s a material breach of the APS (missing chattels, major undisclosed damage, or incomplete agreed repairs). Mere dissatisfaction without breach won’t normally cancel closing.
Q: Do I have to leave appliances and keys?
A: Leave all items listed in the APS. If items aren’t listed, clarify with your agent. Always leave keys, garage remotes, security codes, and appliance manuals if agreed.
Q: What documents should I have ready for the walkthrough?
A: Warranties, receipts for repairs, permit paperwork for renovations, appliance manuals, and any municipal compliance documents (well/septic records if applicable).
Q: How do cold winters in Georgetown affect final walkthroughs?
A: Buyers check heating, frozen pipes, snow removal, and driveway access. Keep minimal heat on and clear snow before the walkthrough.
Q: Should I be present during the final walkthrough?
A: You can be, but it’s often cleaner to let agents conduct it. If you attend, stay off the buyer’s nerves—be professional and concise.
Q: What if I accidentally remove a fixture?
A: That’s a breach. Contact your agent and lawyer immediately. Offer replacement, repair, or credit to resolve the issue quickly.
Q: Who covers moving delays or storage costs if the walkthrough causes a delay?
A: It depends on the situation and the APS. If the seller caused the delay (unfinished repairs, personal items left), the seller may be responsible; if the buyer unjustifiably delays, they may be liable. Lawyers will resolve disputes.
For help preparing your Georgetown home for closing, or to schedule a consult and walkthrough strategy, contact Tony Sousa at tony@sousasells.ca or 416-477-2620. Visit https://www.sousasells.ca for client success stories and local tips.
