The Ultimate Walk-Through Checklist for Ontario Home Buyers

You’ve done it. After weeks, maybe even months, of searching, negotiating, and mountains of paperwork, you’re finally on the home stretch. Your closing day is booked, the moving truck is on standby, and you can almost taste the celebratory champagne. It can feel like the deal is already done. But before you get the keys and officially start your life as a homeowner, there's one last, critical step: the final walk-through.

What is this, exactly? It’s not another formal home inspection where you bring in a professional to look for hidden flaws. You’ve already done that. The final walk-through is your personal, final check-in on the property, typically done 24 to 48 hours before your real estate closing. Its purpose is simple but essential: to verify that the home is in the exact condition you agreed to buy it in.

As mortgage brokers, we've seen this final step save clients from major headaches and unexpected costs. It’s your last chance to ensure that the seller has met all their obligations and that no new problems have cropped up since you last saw the home. Neglecting this step is a bit like signing for a package without checking if the contents are damaged. It’s a risk you don’t need to take. This guide will provide you with the ultimate final walk-through checklist to ensure your closing is as smooth and stress-free as possible.

Why This Pre-Closing Inspection is Non-Negotiable

Think about everything that can happen in the weeks between your last viewing and the closing day. The sellers are moving out, which involves heavy furniture being carried through hallways, boxes being stacked, and a general state of controlled chaos. It’s a prime time for accidental damage—a new scratch on the hardwood, a ding in the drywall, or even a cracked window.

Beyond new damage, the walk-through confirms two other vital things: that all agreed-upon repairs have been completed and that everything included in the sale is still there.

Verifying Repairs: If your home inspection revealed issues that the seller agreed to fix—say, a leaky faucet or a faulty electrical outlet—this is your time to confirm the work was done, and done properly. You don’t want to discover on your first night that the "repaired" faucet is still dripping.

Confirming Inclusions: Your Agreement of Purchase and Sale is a legally binding contract that lists all the items, or "chattels," that are included in the price. This often includes expensive appliances, custom window coverings, or specific light fixtures. The final walk-through ensures that the seller hasn't accidentally (or intentionally) packed up something that should have stayed.

From a broker's perspective, catching these issues before closing is paramount. Once the funds have been transferred and the deed is in your name, getting the seller to fix a problem becomes significantly more difficult, often involving lawyers and costing you time and money. A thorough pre-closing inspection protects your investment and gives you peace of mind.

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Preparing for a Successful Walk-Through

Success here is all about preparation. Rushing through the property in a haze of excitement is a recipe for missing things. To do it right, you need the right tools and the right mindset.

Who Should Be There?

Ideally, you and your real estate agent should attend. Your agent has been through this dozens, if not hundreds, of times. They have a trained eye for things you might overlook and can act as an objective third party if an issue arises. It’s generally best if the sellers are not present, as it allows you to inspect the property freely and discuss any concerns openly with your agent.

What to Bring With You

You don’t need a full toolkit, but a few key items will make your inspection far more effective.

A copy of your Agreement of Purchase and Sale: This is your most important document. Don't rely on memory; have the official list of inclusions, exclusions, and agreed-upon repairs in your hand.

Your Home Inspection Report: This will help you focus on the specific areas where repairs were required.

A smartphone or camera: The old saying holds true: a picture is worth a thousand words. Document any issues you find with clear photos and videos. This evidence is crucial if you need to negotiate a solution.

A small outlet tester: This is a cheap and invaluable tool you can get at any hardware store. It has small lights that tell you if an outlet is wired correctly and has power, which is far more efficient than carrying a lamp around to every room.

A notepad and pen: For jotting down notes and creating a list of any discrepancies.

A flashlight: Don’t rely on the home’s lighting, especially for inspecting dark corners, basements, and inside cabinets.

The Ultimate Walk-Through Checklist

Alright, let's get down to the details. The key to a thorough walk-through is to be methodical. Start in one area and work your way through the house logically. Don't just wander from room to room.

Part 1: The Exterior and Grounds

Before you even step inside, assess the condition of the property's exterior.

Landscaping: Is the yard in the same general condition? Has any new debris been left behind?

Structure: Walk around the perimeter. Look for any new cracks in the foundation, siding that has come loose, or damage to the roof that might have occurred in a recent storm.

Doors and Windows: Check for any new cracks in the glass or damage to screens and frames. Open and close the front and back doors to ensure they lock properly.

Garage: Test the automatic garage door opener with the remote. Make sure the door opens and closes smoothly.

Faucets and Electrical: If there are exterior hose bibs or electrical outlets, give them a quick test.

Part 2: The Interior - Room by Room

Once inside, the real work begins. Go through every single room, including closets and storage areas.

Walls, Ceilings, and Floors: Look for any new scuffs, scratches, or holes from the move-out process. Pay close attention to corners and doorways where furniture might have scraped the wall.

Windows: Open and close a window in each room. Do they operate smoothly? Do the locks work?

Light Fixtures: Turn every single light switch on and off. Don’t forget closet lights, porch lights, and basement lights.

Electrical Outlets: This is where your outlet tester comes in handy. Test every outlet to confirm it has power.

Confirm Inclusions: As you go through each room, check your agreement to ensure the correct window coverings and light fixtures are in place.

Part 3: The Big-Ticket Systems - Kitchen and Bathrooms

The kitchens and bathrooms have the most complex and expensive systems, so they deserve special attention. You want to uncover any plumbing or appliance issues before they become your problem.

In the Kitchen:

Refrigerator and Freezer: Check that both are running and cold. If it has an ice maker or water dispenser, test it.

Stove and Oven: Turn on every burner on the stovetop. Turn on the oven and broiler to make sure they heat up.

Dishwasher: This is a big one. Run it through a short cycle. You’re checking not only that it turns on, but that it fills, drains, and doesn’t leak all over your new floor.

Sink and Faucet: Run the hot and cold water. Check the water pressure. Look underneath the sink with a flashlight for any signs of new leaks.

Garbage Disposal: Turn it on to ensure it’s working.

Exhaust Fan: Test the fan and the light above the stove.

In the Bathrooms:

Faucets: Run the hot and cold water in the sink and the shower/tub.

Toilets: Flush every toilet. Check that it stops running and that there are no leaks around the base.

Drains: Make sure the sinks and tub drain properly.

Exhaust Fans: Turn them on to ensure they’re working. This is important for preventing mold and mildew.

Leaks: Do a thorough visual check for any signs of new water damage on the ceiling or floor.

Part 4: The Unseen Essentials - HVAC, Basement, and Attic

Finally, check the core systems that keep the house running.

Heating and Air Conditioning (HVAC): Regardless of the season, test both systems. Turn on the heat and make sure warm air comes through the vents. Then, switch to the A/C and check for cool air. It’s a major red flag if one of these isn't working.

Water Heater: Do a visual inspection for any signs of leaking.

Basement and Attic: Do a final check for any signs of new water intrusion, pests, or items left behind by the seller.

You Found an Issue. Now What?

Finding a problem during the final walk-through can feel alarming, but it’s not the end of the world. In fact, this is precisely why you do it. The key is to handle it calmly and professionally.

Step 1: Document Everything

Immediately take clear, well-lit photos or videos of the problem. If it’s a malfunctioning appliance, take a video of you trying to operate it. This documentation is your proof.

Step 2: Do Not Confront the Seller

Your communication should go through the proper channels. Speaking directly to the seller can create confusion and emotion-fueled conflict.

Step 3: Alert Your Real Estate Agent Immediately

Your agent should be your first call. They will know how to proceed and can advise you on the severity of the issue and the best course of action.

Step 4: Involve Your Lawyer

Your agent will loop in your real estate lawyer. Your lawyer will then formally communicate the issue to the seller's lawyer. This is the official channel for resolving disputes before closing.

Potential Resolutions

There are typically a few ways these last-minute issues are resolved:

A Delay in Closing: This is the least desirable option for both parties, as it can have a cascade effect on moving schedules and financing. It's usually reserved for very serious issues that cannot be quickly resolved.

A Holdback: Your lawyer can negotiate to "hold back" a certain amount of the sale proceeds in their trust account until the seller completes the required repair after closing. This gives the seller an incentive to fix the problem promptly.

A Price Abatement (Credit): This is often the cleanest and most common solution. The seller agrees to a reduction in the sale price (a credit to you at closing) to cover the cost of the repair. For example, if the dishwasher is broken, you might get a credit for $800 so you can buy a new one yourself. This allows the closing to proceed on time without you being out of pocket.

As your broker, my advice is always to lean on your real estate team—your agent and your lawyer. They are your advocates and have the experience to negotiate the best possible outcome for you, ensuring a small hiccup doesn't turn into a major crisis.

Your Final Peace of Mind

The journey to homeownership is a marathon, and the final walk-through is the last lap. It may seem like one more task on an already long list, but its importance cannot be overstated. It’s your final opportunity to protect your investment and ensure the home you’re buying is the home you fell in love with. By being prepared, methodical, and using this final walk-through checklist, you can approach your closing day with confidence, knowing you’ve done your due diligence.

Navigating the final steps of a real estate closing can be tricky, but you don't have to do it alone. If you have questions about your specific situation or how to best prepare, our team is always here to help.

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