30-Day Closing Checklist 7 Things Before You Get Keys
Signed the APS? Your work isn’t done — don’t miss these ↓
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
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
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
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.
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
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
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
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.
Discover more from GTA Real Estate Broker | Arthur Zhao
Subscribe to get the latest posts sent to your email.
AZ
作者简介About the author
Arthur Zhao
Real Estate Broker · FRI · ABR · SRS · PSA · MCNE · E-PRO · GUILD Elite
VP & Branch Manager, Bay Street Group Inc.
为大多伦多地区客户服务的双语经纪。专注于为首购、投资者和跨境家庭提供有结构的策略。先看透，再落笔。Bilingual broker serving the Greater Toronto Area. Specialty: structured strategy for first-time buyers, investors, and cross-border families. Knowledge before commitment.
还有疑问？Still have questions?
和 Arthur 聊聊。Talk with Arthur.
免费 30 分钟咨询 · 中英双语 · 无销售压力。讲清楚你的情况，我给你下一步建议。Free 30-minute consultation · Bilingual · No pressure pitch. Tell me your situation; I'll show you the next step.
