How do I confirm all agreed repairs are done?
Worried the seller skipped repairs? Here’s the step-by-step way to confirm every agreed repair is actually done before you move.
Why this matters for Georgetown home sellers and buyers
Closing day is supposed to be the finish line. For Georgetown, ON buyers and sellers, it often becomes a scramble: unfinished repairs, missing receipts, and arguments that delay closing or cost thousands. This guide gives you a direct, practical system to confirm agreed repairs are complete, protect your money, and keep your move on schedule.
Keywords: Georgetown home sellers, confirm repairs done, closing and moving, pre-closing walkthrough, repair holdback, Halton Hills.
Quick overview — the 5-step checklist
- Read the Agreement of Purchase and Sale (APS) repair clause. Know the deadline and conditions.
- Require written invoices, permits and before/after photos from licensed trades.
- Book a final walkthrough (pre-possession inspection) 24–48 hours before closing.
- Use a lawyer holdback or escrow for incomplete work — and set a release schedule.
- Confirm municipal permits and inspections with Town of Halton Hills if required.
Now let’s unpack these steps with practical actions you can take in Georgetown.
Step 1 — Start with the paperwork: the APS repair clause
Everything begins in writing. The APS will specify: what needs repair, who pays, who will complete the work, and the completion deadline. If the clause is vague, fix it now. Don’t rely on verbal promises.
What to check in the APS:
- Exact list of repairs with clear scope (e.g., “replace kitchen faucet with stainless steel model X”).
- Deadline for completion and inspection window.
- Remedies if repairs aren’t done (holdback amount, delayed possession, or termination rights).
If you’re a Georgetown seller, include contractor names and a short warranty. If you’re a buyer, insist on receipts and permits before release of funds.
Step 2 — Require proof: invoices, permits, warranties, photos
A completed repair without documentation is just a claim. Insist on concrete proof:
- Itemized invoices with contractor business name, licence number (if applicable), date, and detailed work performed.
- Before and after photos with timestamps or a clear sequence.
- Copies of municipal permits and final inspection sign-offs from the Town of Halton Hills when structural, electrical, plumbing or HVAC work is done.
- Manufacturer warranties for replaced appliances or systems.
Tip for buyers: ask your lawyer to confirm that invoices are paid and not just promises to pay. Unpaid contractor bills can lead to liens against the property after closing.
Step 3 — Use licensed, local trades and record everything
Get local pros. Georgetown contractors understand local codes and the Town of Halton Hills inspection process. Ask sellers for contractor contact information and verify their local reputation. Use simple checks:
- Look for reviews, Better Business Bureau records, and local references.
- Ask contractors for WSIB (if applicable) and proof of insurance.
- Request a brief scope sheet before work starts and a sign-off when finished.
Keeping the work local shortens the chain of responsibility. If a problem appears after closing, it’s easier to track down the trade that did the work.
Step 4 — Schedule a pre-possession walkthrough and inspect in person
The final walkthrough matters. In Ontario it’s usually 24–48 hours before closing. Use it to verify:
- All items on the APS repair list are completed.
- Invoices/receipts and permits are present and valid.
- Appliances and systems replaced or repaired are functioning.
Bring the checklist and photos. Test faucets, switches, HVAC, and look for fresh paint touch-ups that might be hiding damage. If anything is incomplete, do not sign off. Insist on the holdback or delay possession.
Step 5 — Holdbacks and escrow: use them smartly
If repairs aren’t done, the buyer has leverage. Options include:
- Lawyer holdback: the buyer’s lawyer holds an agreed sum in trust until repairs are verified.
- Escrow or certified cheque: funds held by the seller’s lawyer pending completion.
- Post-closing repair agreement: timeline, penalties, and release conditions.
How to set the right holdback: base it on 150% of the estimated repair cost to cover overruns and enforcement fees. Put a firm release condition — for example, release only after the buyer’s lawyer receives paid invoices, permits and a final inspection report.
A local Georgetown tip: work with a real estate lawyer familiar with Halton Hills practices. They’ll know how to word the holdback so it’s enforceable in Ontario courts.
Step 6 — If the seller says it’s done but it isn’t: your enforcement options
If the seller refuses to finish repairs, you can:
- Refuse to accept possession until repairs are completed.
- Use the holdback to hire a contractor and complete the repair yourself.
- Pursue remedies through the Agreement of Purchase and Sale — damages, specific performance, or termination.
- File a claim in Small Claims Court for unpaid repairs or breach of contract.
Document everything. Your lawyer will use emails, photos, invoices, and the APS to build your case. In Georgetown, local courts and mediation services can move quickly if you have organized evidence.
Local details that matter in Georgetown, ON
- Building permits: The Town of Halton Hills Building Services issues permits and closes permits after final inspections. Verify with the town if the work required a permit.
- Local contractors: use trades known in Georgetown and Halton Hills — quick verification through local Facebook groups or community boards often surfaces reliable names.
- Seasonal issues: winter closings in Georgetown may hide exterior problems (roof, eavestroughs, grading). Insist on final photos and checks when weather allows.
Simple templates you can use (short and effective)
1) Email to seller before walkthrough:
“Per clause X of the APS, please provide all invoices, permits and before/after photos for the agreed repairs no later than [date]. If documentation is not provided, we will require a lawyer holdback of $[amount].”
2) Walkthrough checklist headline:
- Repair completed? (Y/N)
- Invoice received and paid? (Y/N)
- Permit required? (Y/N) Permit closed? (Y/N)
- Appliance/system tested? (Y/N)
Use these short scripts to avoid vague back-and-forth.
Why a local realtor and lawyer matters
National rules are the same, but local practice varies. A Georgetown-focused realtor and a Halton Hills-savvy lawyer know how local inspectors think, which contractors are reliable, and how to word holdbacks to survive local disputes. That reduces delay and risk.
Final checklist before closing
- APS repair clause satisfied or holdback in place.
- All invoices, paid receipts, photos and permits delivered to your lawyer.
- Final walkthrough completed and signed notes filed.
- Lawyer confirms no outstanding contractor liens.
- Funds ready for holdback release conditions.
If all boxes are checked, close the deal and move with confidence.
FAQ — Georgetown closing & repair questions
Q: Can I insist on a final walkthrough?
A: Yes. The APS typically allows a pre-possession inspection. Schedule it 24–48 hours before closing.
Q: Who pays for permits required for repairs?
A: The party specified in the APS. If not specified, ask for a written agreement. Major structural or safety permits usually fall to the seller if the repairs were required by the sale.
Q: What if the seller uses an unlicensed contractor and the work fails after closing?
A: You can pursue damages against the seller. If unpaid contractor liens exist, your lawyer must resolve them before or at closing. Always insist on licensed trades and paid invoices.
Q: Can I hold back part of the purchase price?
A: Yes — but it must be agreed in the APS and handled by lawyers. A common approach in Ontario is a lawyer holdback in trust until repairs are verified.
Q: How much should I hold back?
A: Base it on the repair estimate. Many use 150% to cover overruns and enforcement. Your lawyer will help calculate an appropriate amount.
Q: Where do I check permit status in Georgetown?
A: Contact Town of Halton Hills Building Services or check online permit records. Your lawyer or realtor can assist.
Q: How do I avoid last-minute surprises in winter closings?
A: Insist on documented proof (invoices, photos), consider a holdback for exterior items that can’t be fully checked, and schedule any visible checks during better weather when possible.
Need help in Georgetown?
If you want a proven, local process to confirm every agreed repair before closing and move without drama, call or email. I’ll connect you with Halton Hills lawyers, vetted local contractors, and a tight pre-closing plan.
Tony Sousa — Local Georgetown Realtor
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
Close on time. Move with confidence. Protect your money and your new home.
