How do I confirm all agreed repairs are done?
Did they really fix it? The exact steps Milton sellers use to confirm all agreed repairs are done — before you hand over the keys.
Why this matters now — and why sellers in Milton must be ruthless
You negotiated repairs. You won concessions or asked for fixes after inspection. Now closing day is near and you need certainty — not hope. In Milton, ON, a missed repair can delay closing, trigger holdbacks, create legal headaches, or let a builder lien slither onto your title. That costs time and money.
This guide gives a clear, no-fluff checklist to confirm every agreed repair is completed — with local tips for Milton sellers, Ontario closing rules, and the exact language to use with buyers, contractors, and your lawyer.
Quick overview: 6 steps to total repair certainty
- Re-read the agreement and inspection addendum.
- Require proof: receipts, permits, photos, warranties.
- Do a final walkthrough with a checklist and photos.
- If needed, hire an independent inspector for the repair items.
- Use your lawyer to arrange a holdback or completion clause if repairs aren’t finished.
- Close, transfer keys, and keep documentation for 7 years.
Step 1 — Know exactly what was promised
Before you do anything, open your purchase agreement, the inspection addendum, and any email/text exchanges. Look for:
- Exact repair items and scope (e.g., “replace water heater valve” vs. “repair hot water system”).
- Deadlines and who pays.
- Whether permits were required.
If anything is vague, clarify it in writing immediately. In Ontario, vague language leads to disputes. Nail the scope down now so there’s no argument later.
Step 2 — Demand proof, not promises
Words mean nothing at close. Ask for:
- Paid receipts or invoices naming the property and item repaired.
- Contractor contact info and licence/insurance details.
- Photos before and after the repair (date-stamped if possible).
- Warranties or guarantees in writing.
- Municipal final inspection sign-offs for any work that required a permit from the Town of Milton.
Keep digital copies. Send them to your lawyer and to your listing agent. If someone resists producing proof, treat that as a red flag.
Step 3 — Final walkthrough: don’t wing it
Schedule a final walkthrough with the buyer (or their agent) within 24–48 hours before closing. Bring a checklist and a camera. If you can’t attend, ask a trusted representative to do it.
Final walkthrough checklist (use this verbatim):
- Items fixed exactly as described in the addendum.
- No new damage from repairs.
- All fixtures and appliances in working order.
- Permits closed (if applicable).
- No contractor materials or tools left behind.
- Keys, remotes, garage door openers, alarm codes accounted for.
Photograph each repaired item after the buyer’s inspection. Email those photos to the buyer and your lawyer immediately.
Step 4 — When to bring in an independent inspector
If repairs are structural, related to safety (electrical, gas, foundation, roof), or if you suspect shoddy work, don’t rely on visuals. Hire an independent inspector to verify the repair. The cost—usually a few hundred dollars—is cheap insurance. Ask the inspector to provide a short, dated report focused only on the repaired items.
Local tip: Many Milton sellers use inspectors who are familiar with Halton Region building standards and Town of Milton permit processes. That experience matters.
Step 5 — Legal tools: holdbacks, completion clauses, and lien protection
If repairs can’t be completed before closing, your lawyer should create one of these options:
- Lawyer holdback: Funds are held in trust until repairs are verified. This is common and simple.
- Completion clause with timelines and penalties: Forces the buyer and seller into a clear remedy if the work isn’t done.
- Certificate of completion requirement: A contractor or inspector signs off before funds release.
Also: ensure contractors have been paid or that liens are cleared. Under Ontario’s Construction Act, unpaid contractors can register a builders’ lien. Your lawyer must confirm the title is clear at closing.
Step 6 — Close smart and keep records
At closing:
- Confirm your lawyer has copies of all receipts, permits, and inspection reports.
- Get written confirmation that any agreed holdback terms are in place.
- Transfer keys and documents only after the funds and documents exchange is confirmed.
Keep all repair documentation for at least seven years. That protects you from later claims.
Common Milton-specific repair issues and what to watch for
- Permitted basement renovations: Milton enforces permit rules. If the buyer requested basement drywall or egress windows, confirm Town of Milton final inspection sign-offs.
- Driveway and grading: Ensure repairs don’t alter municipal drainage. Improper grading can lead to fines or neighbour complaints.
- Heating and A/C: Hire a licensed HVAC tech with C of C. Milton buyers expect certificate of service for older furnaces.
- Old homes on Main Street Milton: Electrical upgrades usually need permits and ESA (Electrical Safety Authority) verification.
Practical email template: Ask for proof fast
Copy-paste this to request proof from a contractor or buyer:
“Please send paid invoices, contractor contact details, and any permit closure documents for the repairs listed in the inspection addendum dated [insert date]. Include dated before/after photos. We need these documents for closing and title clearance. Please provide by [insert deadline].”
Keep your message short and set a clear deadline.
What sellers often miss — and how to avoid it
- Missing permits: Sellers assume small jobs don’t need permits. Wrong. Ask your contractor and check Town of Milton records.
- No paper trail: Oral promises are worthless. Insist on receipts and photos.
- Ignoring lien risk: If you paid a contractor after the work, confirm no lien was registered. Your lawyer can run a lien search.
Moving tips tied to repairs and closing day (Milton-focused)
- Schedule movers 1–2 days after closing if possible. That avoids last-minute delays if a holdback is required.
- Book final meter readings (hydro, gas) for closing day. Milton Hydro and Enbridge Gas require meter reads to finalize billing.
- Cancel local services to avoid billing issues: lawn care, local cable, waste removal.
- Leave manuals and warranty documents in an obvious folder for the buyer.
Why listing with a Milton specialist saves money and stress
An experienced Milton listing agent anticipates the municipal permit needs, common repair issues, and the local trades who do quality work. They push for clear language in the sale agreement, coordinate inspections, and keep your lawyer on task. That prevents last-minute stalls and legal hassles.
Tony Sousa has negotiated dozens of Milton closings and uses this exact process to protect sellers at every step. If you need a local pro to manage repairs, walk-throughs, and lawyer coordination, contact Tony for a fast consult.
FAQ — Closing, repairs, and moving in Milton, ON
Q: What is a final walkthrough and when should it happen?
A: A last inspection by buyer (or rep) within 24–48 hours before closing to confirm agreed repairs are complete and the property condition is unchanged.
Q: What proof should I require for repairs?
A: Paid invoices, contractor contact info, before/after photos, warranties, and municipal final inspection sign-offs for permitted work.
Q: What if repairs aren’t complete before closing?
A: Use a lawyer holdback or completion clause. Don’t close without documented legal protection.
Q: Can contractors register a lien on my property?
A: Yes. Under Ontario law, unpaid contractors can file a builders’ lien. Confirm payments and have your lawyer run a lien search.
Q: Do all repairs need permits in Milton?
A: Not all, but many do—especially structural, electrical, plumbing, HVAC, and major basement work. When in doubt, check with the Town of Milton Building Department.
Q: Should I hire an inspector to verify repairs?
A: Yes for structural, safety, or major systems work. For cosmetic fixes, photos and receipts may suffice.
Q: How long should I keep repair records?
A: At least seven years. Keep receipts, permits, inspection reports, and warranties.
Q: Who pays for re-inspection if the work fails?
A: Usually the party responsible for the repair pays. Document this in your agreement.
Need help handling repairs, permits, or the final walkthrough in Milton? Contact Tony Sousa — local Milton listing expert who closes on time and protects sellers.
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
