How do I ensure all agreed repairs are done
before closing?
Want to be sure every agreed repair is actually finished before closing in Georgetown, ON? Here’s the exact playbook that works.
Why this matters in Georgetown, ON
You’re selling a home in Georgetown — a competitive Halton Hills market with commuter buyers and families who expect clean, safe move-in condition. Buyers will lean hard on inspection items. If agreed repairs aren’t handled, you risk delayed closings, price reductions, holdbacks, or a deal falling apart. You don’t need drama. You need a clear, local plan that forces repairs to get done before keys change hands.
This guide tells you what to do, step-by-step. No fluff. Practical tactics any Georgetown seller can use today.
The single goal: close on time with no surprises
Make this your primary objective. Every decision should reduce obstacles so the buyer signs, the lawyer releases funds, and you move without headaches. That means clear agreements, documented repairs, licensed trades, proper permits, and a fail-safe holdback plan if something goes sideways.
Step 1 — Prevent problems: inspect early and fix before listing
Best sellers don’t wait. Hire a local home inspector before you list. That gives you a prioritized, neutral list of defects.
Why this works:
- It removes surprise repair negotiations after inspection.
- It gives you time to get Halton Hills permits if needed.
- Buyers see a well-maintained property and are less likely to demand more.
Action Items:
- Book a pre-listing inspection in Georgetown.
- Fix obvious safety and mechanical issues first (electrical, furnace, roof leaks).
- Keep receipts, warranties, and permit documents in a folder for the buyer and your lawyer.
Step 2 — Use airtight language in the offer and counteroffer
The sale agreement controls outcomes. Be precise.
Local tip: Ask your realtor to include a clear clause stating who does the repairs, a dollar cap if any, completion deadline (relative to closing), and what counts as acceptable work (licensed, with receipts).
Examples of clear terms to include (ask your lawyer to finalize):
- “Seller to complete repairs listed in Schedule A, licensed trades, receipts provided, prior to final walk-through.”
- “If Seller fails to complete repairs, Buyer may deduct $X from sale proceeds or holdback of $X will be placed in escrow until completion.”
Step 3 — Use licensed local contractors and get permits where required
Georgetown buyers expect quality. Use trades that carry insurance and are licensed when required. For work requiring town sign-off (structural changes, major electrical, plumbing), apply for permits through the Town of Halton Hills early.
Why local contractors matter:
- They know local code and inspection requirements.
- They’re more likely to respond fast for re-inspections before closing.
Action Items:
- Get 2–3 quotes and pick proven trades with local references.
- Request written receipts, warranties, and any municipal inspection sign-offs.
- Store digital copies in one folder and share with buyer and lawyer.
Step 4 — Use photos, video, and a completion package
Don’t rely on trust. Build a completion package for each repair:
- Before and after photos.
- Final invoice with contractor contact and license/WSIB information.
- Proof of permit and final municipal approval where applicable.
Send the package to the buyer and their lawyer as soon as the work is finished. This reduces disputes and speeds up clearance at closing.
Step 5 — Manage timing: schedule repairs with closing in mind
Ontario winters slow exterior repairs. Plan work with buffer time. Aim to finish major repairs at least 7–10 business days before closing so contractors can return for punch-list fixes and permits can be finalized.
Local scheduling tip: Georgetown’s busiest contractor months are spring and fall. Book reliable trades early.
Step 6 — Use a holdback or escrow as your fail-safe
If proof of completion is a problem, use a lawyer-managed holdback. A holdback is money retained in trust at closing to guarantee repairs are completed post-closing. It’s standard in Ontario and accepted in Halton Hills transactions.
How to structure it:
- Agree on a reasonable holdback amount tied to contractor quotes.
- Set a clear deadline for completion and penalties if it’s missed.
- Define who pays for rework if the buyer rejects quality.
Important: your real estate lawyer drafts the holdback clause and manages the funds. Don’t leave this to informal promises.
Step 7 — The final walk-through: don’t skip it
The final walk-through is the buyer’s chance to confirm repairs are done. For sellers, it’s your last chance to prove work was completed.
Be proactive:
- Attend the walk-through or have your agent present.
- Bring the completion package (invoices, photos, permits).
- If the buyer flags items, note them immediately and commit to a quick fix or engage the holdback.
Real examples — what works in Georgetown
Example 1: Furnace repair before winter closing
Seller ordered a licensed HVAC tech in Georgetown, provided the buyer with the final invoice and a 1-year service warranty. The buyer cleared condition within 48 hours and the sale closed on-time.
Example 2: Roof patch and permit timing
Exterior roof replacement was delayed into rainy season. Seller arranged a partial repair and negotiated a lawyer-managed holdback equal to the contractor invoice until final replacement could be completed and signed off by the Town of Halton Hills.
Practical checklist for sellers in Georgetown, ON
- Get a pre-listing inspection.
- Prioritize safety and mechanical repairs.
- Book licensed local contractors; request receipts, warranties.
- Apply for Town of Halton Hills permits early if needed.
- Use clear, specific language in the purchase agreement.
- Build a completion package for each repair.
- Schedule final work to finish 7–10 days before closing.
- Use a lawyer-managed holdback if completion before closing is not guaranteed.
- Attend final walk-through with documentation.
How I help sellers in Georgetown get this right
I handle the coordination so you don’t. I connect sellers to trusted local trades, make sure permits are filed on time, and coordinate with lawyers to create robust holdback clauses when needed. My goal: no last-minute renegotiation, no closing delay, and a smooth move.
If you’re selling in Georgetown and want this handled, reach out:
Tony Sousa — Local Realtor
tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — Quick answers Georgetown sellers ask most
What if repairs aren’t finished by closing?
If repairs aren’t finished, use the agreed holdback. Your lawyer holds funds in trust until work is completed. If there’s no holdback, negotiate an immediate solution with the buyer — but expect delays or reductions.
Can a buyer refuse to close if repairs aren’t done?
Yes. If the purchase agreement requires repairs before closing and they’re not done, the buyer can delay closing or insist on a remedy in writing. A well-drafted holdback avoids this standoff.
Should I do repairs before listing or wait until after inspection?
Do obvious repairs before listing. That shortens negotiations, increases buyer confidence, and often raises your net sale price.
Do I need a Town of Halton Hills permit for repairs?
Major electrical, structural, and plumbing changes generally need permits. Ask your contractor or contact the Town of Halton Hills building department early to confirm.
How long should contractors be given to complete repairs before closing?
Aim to finish major repairs 7–10 business days before closing. Factor in time for permit sign-offs and contractor re-checks.
What if the buyer demands more than was agreed after the inspection?
Refer to the written agreement. If demands exceed what’s in the contract, you can refuse, renegotiate, or offer a holdback to cover additional agreed items.
How does an escrow/holdback work in Ontario?
Your lawyer places the agreed funds in trust at closing. The lawyer releases funds when the buyer’s lawyer confirms repairs are done or the contractor submits final invoices. The holdback’s terms should be clear in the purchase agreement.
Final word
Selling in Georgetown shouldn’t come with last-minute repair drama. Prevent problems with a pre-listing inspection, hire local licensed trades, document every step, and use contract clauses and lawyer-managed holdbacks when needed. Do this and you close on time, get the sale proceeds, and move without a fight.
Need help coordinating repairs, permits, and a flawless closing in Georgetown? Contact me today and I’ll get it done.
Tony Sousa — Local Realtor
tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
