Many buyers think once the APS is firm, they just wait for the keys. That’s a costly mistake. Between going firm and closing day, you typically have 30-60 days to complete a series of critical tasks. Miss any one of them, and your closing could be delayed — or derailed entirely. Here’s your complete checklist👇
📋 7-item checklist
1
Confirm Final Mortgage Approval
Pre-Approval ≠ Final Approval
Pre-Approval ≠ Final Approval
After the deal goes firm, your lender conducts the final underwriting, including a property appraisal. Do not change jobs, open new credit cards, or make large purchases during this period — any financial change can trigger a re-assessment and potential rejection. Wait until your broker confirms the Commitment Letter has been issued.
2
Purchase Home Insurance
Required before closing
Required before closing
Your lender will not release mortgage funds without proof of home insurance (Insurance Binder). Contact insurers at least 2 weeks before closing. The policy must be effective on the closing date. Your lawyer also needs a copy. Shop around — annual premiums typically range $1,200-$2,500 depending on the home type and location.
3
Lawyer Signing Appointment
Bring ID and certified cheque
Bring ID and certified cheque
5-7 days before closing, your lawyer schedules a signing meeting. Bring government-issued photo ID and a certified cheque for the balance of closing funds. The lawyer will explain the Statement of Adjustments — the prorated calculations for property tax, utilities, and condo fees. This is the final number you actually owe.
4
Title Insurance
A one-time cost worth paying
A one-time cost worth paying
Your lawyer will recommend Title Insurance — a one-time premium of $300-$500 that protects against title defects, fraud, and undisclosed liens. In most cases, it’s well worth the cost. If someone challenges your ownership, the insurer covers legal expenses. It’s far cheaper than a traditional land survey.
5
Transfer Utilities
Don’t move in without heat
Don’t move in without heat
Contact utility providers to transfer accounts from the seller’s name to yours, effective on closing day. Key contacts: Enbridge (gas), your local hydro company (Toronto Hydro, Alectra), local water utility. Some lawyers handle notifications, but confirm independently. Don’t forget internet — book Bell/Rogers installation in advance.
6
Final Walkthrough
Don’t skip this step
Don’t skip this step
24-48 hours before closing, you have the right to do a Final Walkthrough to confirm the home’s condition matches the contract. Check: Are all included appliances still there? Any new damage? Has the seller removed all personal belongings? If you find issues, notify your agent and lawyer immediately.
7
Update Your Address
Start before you move
Start before you move
The list is longer than you’d expect: bank, credit cards, driver’s license, health card, vehicle registration, CRA, employer, kids’ school, subscriptions. Canada Post offers a mail forwarding service (from $107.55/12 months) — apply before closing to ensure nothing gets lost.
💡 Arthur’s Advice
Pre-closing prep is more complex than most buyers realize. Create a countdown timeline the day your deal goes firm and check off each item. A good agent stays engaged after the contract — helping you track every milestone. If your agent “disappears” after signing, that’s a red flag.
Countdown Timeline ↓
30 days out → Confirm mortgage + buy insurance
↓
14 days out → Transfer utilities + update address
↓
7 days out → Lawyer signing + deliver funds
↓
1-2 days out → Final Walkthrough
AZ
Arthur Zhao
Broker · SRS · ABR · MCNE | AZ Real Estate Team
📞 416-888-6161 ｜ arthurzhao.realtor
#ClosingChecklist#HomeInsurance#TitleInsurance#OntarioRealEstate#FinalWalkthrough#GTAHomes#ArthurZhao#AZRealEstate
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