Most buyers think closing day is when problems get fixed. They’re wrong. An apartment pre settlement inspection checklist is useful because it helps you find defects, missing inclusions, access problems, and move-out damage early enough to tell your real estate lawyer before funds are disbursed.
What this checklist is for and when to use it
Yes, in Ontario, buyers usually call this a final walkthrough or pre-closing inspection condo Ontario buyers do before closing, not a settlement inspection. The point is the same: confirm the condo or apartment is in the expected condition, the included items are still there, and any agreed repairs were actually done. This is not a substitute for a full home inspection, a status certificate review, or builder-specific Tarion guidance. Tarion administers Ontario’s new-home warranty program.
No, a walkthrough does not give you a free right to renegotiate every scratch. It is mainly about contract compliance, visible condition, working order of included items, and whether the seller is delivering vacant possession if the agreement requires it. I tell clients to focus on what changed since the offer, what was promised in writing, and what may interfere with closing.
Yes, this page is built as a practical final inspection before settlement checklist for Ontario condo buyers, including resale units and new-build condos. Resale files usually turn on damage, missing appliances, junk left behind, or repairs not completed. New-build files often turn on finish issues, substituted items, and builder deficiency processes that run beside the legal closing.
When to schedule your apartment final walkthrough
Yes, schedule the walkthrough close enough to closing that the condition is current, but early enough that your lawyer has time to act if something serious turns up. In practice, I prefer buyers inspect in the last few days before closing rather than too early, because a unit can look fine a week or two before closing and then suffer move-out damage after the seller starts hauling furniture.
No, doing it on closing day is usually not ideal unless the transaction leaves you no choice. A same-day inspection can leave only hours, sometimes less, to review photos, compare the agreement, contact the other side, and decide whether a repair request, undertaking, adjustment, or holdback is realistic. The exact timing depends on access, the building’s rules, whether the unit is occupied, and whether this is a resale or a new condo file.
Yes, new-build condo buyers should separate the builder’s pre-delivery inspection from any later pre-closing check. A PDI is not the same as a final walkthrough before legal closing. On new construction, I tell buyers to compare the unit to plans, finish schedules, upgrade lists, and builder correspondence, because that is where substitution fights usually start.
What to bring to the inspection
Yes, bring the agreement of purchase and sale, all schedules and amendments, any repair list, and your own apartment pre settlement inspection checklist template. If you have listing photos, upgrade sheets, or builder emails, bring those too. They help you prove what was included and what the unit looked like when you bought it.
Yes, bring your phone, a charger or power bank, and a flashlight. A phone camera gives you dated photos and video. A flashlight helps in utility closets, under sinks, inside cabinets, behind appliances, in the locker, and in darker parking areas.
Yes, bring a second person if you can. Two sets of eyes catch more. One person can test lights, taps, appliances, fobs, and intercoms while the other takes notes and photos.
Yes, bring the small details people forget: parking space number, locker number, mailbox details, key count, fob count, garage remotes, and any list of included appliances or fixtures. On condo files, I have seen more disputes over missing remotes, swapped light fixtures, and locker confusion than buyers expect.
Before you start: compare the unit to your agreement
Yes, the walkthrough is partly an inspection and partly a contract check. In Ontario terms, you are confirming included chattels, attached fixtures, appliances, extras, repair undertakings, and vacant possession if the agreement requires it. Chattels are movable items like a fridge or washer if included. Fixtures are attached items like built-in shelving or certain light fixtures.
No, do not rely on memory alone. Compare the actual unit to the written deal. Check the exact appliances, model or finish where that matters, built-ins, mirrors, shelving, window coverings, upgraded finishes, and anything specifically negotiated in amendments or emails later incorporated into the deal.
Yes, substitutions matter. If the seller or builder swapped a stainless appliance for a cheaper white one, removed a custom light fixture that should have stayed, or installed a different finish than the agreed upgrade, that is not just cosmetic. It may be a contract compliance issue, and your lawyer will want photos, the agreement, and any specs that prove the mismatch.
Room-by-room apartment pre-settlement inspection checklist
Yes, start at the entry and hall. Check the front door, locks, deadbolt, peephole, latch, intercom or buzzer, door closer, walls, ceiling, flooring, thermostat, and visible vents. Open and close the door more than once. If the lock sticks, the closer slams, or the intercom does not work, record it.
Yes, in the kitchen, inspect cabinets, drawers, counters, backsplash, sink, taps, under-sink plumbing, and all included appliances. Run the faucet hot and cold. Look for leaks under the sink. Turn on the cooktop, oven, range hood, dishwasher, microwave, and fridge if included. Use your phone charger to test accessible outlets. Check for chipped panels, missing shelves, damaged drawer slides, and substituted appliances.
Yes, in bathrooms, run every tap and flush every toilet. Let water run long enough to see drainage problems, not just a quick trickle. Check caulking, grout, loose tiles, cracked tiles, fan operation, stains around the vanity, leaks around the toilet base, mirror damage, shower door alignment, and signs of mould or chronic moisture. Bathroom ventilation problems can be subtle, but a dead fan or heavy staining is not.
Yes, in living areas and bedrooms, check flooring, walls, ceilings, windows, closet doors, built-ins, included blinds or curtains, light switches, and outlets you can safely test. Look for fresh gouges, dents, scratches, paint damage, uneven flooring transitions, condensation between window panes, broken locks, or bedroom doors that do not latch.
Yes, in the laundry or utility area, test the washer and dryer if included, inspect hoses and visible connections, and look for leaks, unusual noise, or error lights. If the unit has a fan coil, heat pump, or other in-suite HVAC equipment, note visible condition, access panel damage, and whether the thermostat appears to control it. Do not open equipment you are not meant to service.
Yes, windows and balcony doors deserve a separate check. Open, close, and lock them. Look for cracked glass, torn screens if present, damaged tracks, failed seals, and water staining around frames. Sliding doors that grind or do not lock properly can become an immediate possession issue.
Yes, if the unit has a balcony or terrace, check door operation, visible drainage, ponding signs, cracked surfaces, loose-looking components, and exterior lights if any are part of the unit. Do not push on railings or do your own structural testing. Report visible safety concerns with photos and location notes.
Printable pass/fail condo walkthrough checklist
Yes, use this condensed apartment final walkthrough checklist as a printable pass/fail list:
- Entry door, lock, deadbolt, peephole, intercom: Pass / Fail
- Walls, ceilings, floors in hall and main rooms: Pass / Fail
- Thermostat and visible vents: Pass / Fail
- Kitchen cabinets, counters, backsplash, sink, taps: Pass / Fail
- Fridge, stove, cooktop, oven, dishwasher, microwave, hood fan: Pass / Fail
- Bathroom sinks, toilets, tubs, showers, drains, fan, caulking: Pass / Fail
- Bedroom windows, closet doors, flooring, included blinds: Pass / Fail
- Laundry appliances and visible plumbing: Pass / Fail
- Windows, balcony door, locks, glass, screens: Pass / Fail
- Balcony or terrace surface, drainage signs, lights: Pass / Fail
- Parking space number and access: Pass / Fail
- Locker number, condition, access: Pass / Fail
- Mailbox assignment and access: Pass / Fail
- Keys, fobs, remotes, elevator credentials: Pass / Fail
- Included fixtures, mirrors, shelving, built-ins: Pass / Fail
- Agreed repairs completed: Pass / Fail
- Unit cleaned out, rubbish removed, seller belongings removed: Pass / Fail
Yes, if your team is turning this into a downloadable asset, the same list works as an apartment pre settlement inspection checklist pdf, a final inspection checklist pdf, or a pre settlement inspection checklist excel issue tracker. The format matters less than the evidence you attach to each failed item.
Apartment-specific items many checklists miss
Yes, inspect the parking space, locker, and mailbox if they are part of the purchase or exclusive use arrangement. Confirm the correct numbers, location, and access method. In condo deals, I have seen buyers close and then discover the locker tag was wrong or the garage remote never appeared.
Yes, check keys, fobs, remotes, and access credentials carefully. Count them. Test them if the building allows it. A missing fob is not just annoying. Replacements can cost money, delay move-in logistics, and trigger a dispute over what should have been delivered.
No, you usually should not treat all common elements and amenities as part of the same legal inspection right as the unit itself. Condo common elements are the shared parts of the building. Some exclusive-use areas, like certain parking spaces or terraces, may still be governed through the condo structure rather than simple freehold ownership. Your practical focus should be the unit, the exclusive-use areas you can access, and any obvious issue that affects your possession.
Yes, speak to concierge, property management, or the builder representative where appropriate about elevator booking, move-in rules, access hours, and handoff logistics. These are not defect items, but they matter. A condo closing can go sideways fast when the buyer has no fobs, no elevator booking, and no clear path into the building.
Resale condo vs new-build condo: what to check differently
Yes, on a resale condo, prioritize move-out damage, cleanliness, vacant possession, agreed repairs, and whether included appliances still work. The typical resale fight is not fancy. It is a gouged floor, a missing light fixture, an appliance that worked at showing and now does not, or seller belongings still in the locker.
Yes, on a new condo, compare what you see against plans, finish schedules, upgrade lists, and builder correspondence. Check paint, flooring, tile, cabinetry alignment, countertop finish, scratched glass, caulking, appliance brand or model, and any promised upgrade. Allowable variations can exist, but obvious substitutions and unfinished items still need to be documented.
Yes, Tarion may matter on a new-build file, but do not assume every deficiency is solved through legal closing or every legal closing issue belongs with Tarion. Some items are builder deficiency items. Some are contract issues. Some are both. Rules and deadlines can be specific, and builder process matters, so get current advice on your file before you decide a defect is minor.
A file from this year made the difference clear. A buyer on a new condo focused only on paint touch-ups and ignored that the installed microwave was a different model than the upgrade sheet. The paint got fixed later. The appliance substitution became the real argument because the paperwork actually proved it.
How to tell fair wear and tear from a real pre-closing problem
No, not every mark justifies a closing fight. The better test is whether the condition materially changed, an included item is missing, a promised repair was not done, the seller failed to deliver vacant possession, or something is not in the required working order under the deal.
Yes, likely real problems include active leaks, a broken included appliance, missing keys or fobs, a removed fixture that should stay, major new wall or floor damage, junk left behind, a substituted finish or appliance, or a parking or locker issue that does not match the contract.
Yes, smaller scuffs and minor wear may be harder to pursue unless the agreement says something more specific. I tell clients to spend their energy on function, delivery, and clear contractual promises. That is where you usually get traction before closing.
How to document defects so your lawyer can act quickly
Yes, use a simple issue log. The best apartment pre settlement inspection checklist template has columns for item or location, problem found, photo or video file name, whether it was included in the agreement, urgency level, and who was notified.
Yes, take wide shots first, then close-ups. A close-up proves the damage. A wide shot proves where it is. If the issue involves an appliance, capture the brand, model label, and the control panel showing the problem if possible.
Yes, classify each issue as cosmetic, functional, safety-related, missing inclusion, substitution, incomplete repair, or occupancy and clean-out problem. That lets your lawyer sort what may support an immediate request and what may need to be preserved for after closing.
No, do not start fixing things yourself or do invasive testing. Do not pull apart plumbing, move built-ins, or force windows and doors. Buyers can accidentally create a new argument by trying to prove the old one.
Pass/fail issue log structure
Yes, a workable issue log for a pre settlement inspection checklist excel or pre settlement inspection checklist pdf should include these fields:
- Date and time of walkthrough
- Unit number, parking number, locker number
- Item or area checked
- Pass / Fail
- Description of issue
- Photo or video file reference
- Included in agreement: Yes / No
- Category: cosmetic / functional / safety / missing inclusion / substitution / repair / clean-out
- Urgency: low / medium / high
- Person notified
- Follow-up requested
Yes, this structure makes it easier for your lawyer to requisition the issue, compare it to the agreement, and communicate clearly with the other side. The cleaner your evidence, the more options you usually keep open before closing.
What to do if you find problems before closing
Yes, document the issue, send the photos and your agreement to your lawyer promptly, and keep all communications organized. Timing matters. The earlier we see the problem, the more room there may be to ask for a repair, replacement, adjustment, undertaking, or another practical solution before funds are disbursed.
No, do not make side deals with the seller, builder, or agent without legal review. I have seen buyers accept vague promises like “we’ll send a guy next week” and then lose leverage after closing because nothing was written clearly enough to enforce without a fight.
Yes, possible responses can include a request for repair, replacement, a closing credit or adjustment, an undertaking, an escrow-style holdback arrangement if everyone agrees, or advice to close and preserve the claim for later. Which option is realistic depends on the agreement, the severity of the problem, lender requirements, and how close you are to closing.
No, you cannot assume a defect lets you delay closing. Ontario law does not give buyers a universal right to postpone because they found damage or a deficiency. Some issues are serious enough to justify aggressive action. Some are not. The cost of getting that call wrong can be steep, including breach claims, interest, extra moving costs, and lost deposit fights.
If the seller refuses access or the unit is still occupied
No, do not assume you can force entry or unilaterally refuse to close because access became difficult. Access rights depend on the agreement and the circumstances of the file. If access is refused, preserve the texts or emails and get your lawyer involved immediately.
Yes, if the unit is still occupied during the walkthrough, focus on what you can still confirm: visible condition, included items, signs of damage, and whether vacant possession may become a problem. An occupied walkthrough is less useful because you may not see hidden floor damage, full clean-out issues, or whether the locker and parking are actually empty.
A resale file I handled this year is a good lesson. The buyer attended while the seller was still packing. The unit looked fine. After move-out, the flooring near the front hall was gouged by furniture. Because the buyer had done a late but not same-day walkthrough and reported concerns fast, we had evidence of the earlier condition and a live path to raise it before closing.
Cleanliness, rubbish, and seller belongings
Yes, check whether the unit has been reasonably cleaned out and whether seller belongings are still inside. Focus on furniture left behind, garbage on the balcony, food in the fridge, paint cans, loose hardware, and items stored in the locker or parking area. Left-behind property is not always minor. It can create disposal cost, access issues, and disputes over vacant possession.
Yes, pay special attention to storage spaces and hidden areas. Buyers often check the kitchen and bathrooms carefully, then forget the locker, the parking stall, the storage cage, the utility closet, or cabinets above the washer and dryer.
How long a condo final walkthrough usually takes
Yes, most condo walkthroughs take about 30–60 minutes for an average resale unit, and 45–90 minutes for a larger unit or a new-build condo with more finishes and upgrades to compare. The time moves with unit size, occupancy, whether parking and locker are included, and how many appliances or access devices need testing.
When to call a real estate lawyer
Yes, call a real estate lawyer quickly if you find a major leak, serious new damage, a missing appliance, a substituted fixture, denied access, occupancy problems, incomplete repairs, missing fobs or remotes, or a dispute about whether the unit is in working order. On a closing file, hours matter more than abstract rights.
Yes, a real estate lawyer Toronto buyers use for condo closings can review the agreement, your photos, and the timing before closing, then tell you what is realistic. Sometimes the answer is to push hard before closing. Sometimes it is to close and preserve the claim. The exact route depends on the contract and the file.
If your final walkthrough condo closing Toronto buyers often call a last look turns up a real issue, the next step is simple: send your agreement, amendment pages, and photo log before closing, not after.
FAQ
What is an apartment pre-settlement inspection?
It is the buyer’s final walkthrough before closing. In Ontario, that is the more common term. You use it to confirm condition, inclusions, repairs, access items, and practical handoff issues.
When should I do a final walkthrough before condo closing in Ontario?
Do it close enough to closing that the condition is current, but with enough time for your lawyer to act if something is wrong. The exact window depends on access, occupancy, and whether the condo is resale or new build.
What should I bring to a condo final walkthrough?
Bring your agreement, amendments, repair list, upgrade sheet if any, phone, charger, flashlight, notes app or printed checklist, and a second person if possible.
Do I need to test appliances during the walkthrough?
Yes, if the appliances are included, test them in a basic practical way. Turn them on, check visible function, and photograph model labels if something looks wrong or substituted.
Can I inspect the parking space, locker, and mailbox before closing?
Yes, if they are part of the deal and access is available, inspect them. Confirm numbers, condition, vacancy, and access devices.
What should I do if an included appliance is missing or not working?
Document it and tell your lawyer immediately. Missing or non-working included items can support a pre-closing demand, but the remedy depends on the agreement and timing.
What if I find water damage or a leak before closing?
Report it fast. Water issues can be material because they may point to active damage, mould risk, or a systems problem. Take wide and close photos and note exactly where the leak appears.
Can I delay closing if I find defects in the apartment?
No, not automatically. Some defects justify stronger steps. Many do not. Get legal advice before treating a defect as a reason not to close.
Can money be held back until condo defects are fixed?
Yes, sometimes, but not as an automatic buyer right. Holdbacks usually depend on the agreement, the nature of the issue, lender constraints, and whether the parties reach terms in time.
What if the seller refuses access for the final walkthrough?
Tell your lawyer immediately and keep written proof of the refusal. Do not assume you can force access yourself or safely delay closing without advice.
How is a new condo walkthrough different from a resale condo walkthrough?
New condo buyers should compare the unit to plans, finishes, upgrades, and builder correspondence, and understand that deficiency processes may run alongside the legal closing. Resale buyers usually focus more on condition at handoff, inclusions, repairs, and vacant possession.
What counts as fair wear and tear versus a real closing issue?
Minor scuffs may be fair wear. Active leaks, broken included appliances, missing fixtures, major new damage, substitutions, and junk left behind are more likely to be real closing issues.