A final walkthrough is a buyer's last visit to the property shortly before completion, to confirm the home is in substantially the same condition as when the offer was accepted, that included items remain, and that any agreed repairs have been done. In BC this is typically a courtesy visit arranged through the listing agent, not a contractual right unless written into the contract. Significant new damage discovered at walkthrough is typically addressed by the buyer's representative with the listing brokerage and the buyer's lawyer or notary before completion funds are released.
In British Columbia, a final walkthrough is not a statutory right granted by any provincial legislation; it is instead a courtesy visit that occurs only if the parties agree to it. To guarantee access, buyers should have their representative include a written final walkthrough condition or term in the Contract of Purchase and Sale before subjects are removed. Without such written provision, the seller is under no legal obligation to permit the visit.
In BC practice, the final walkthrough is typically arranged for one to two days before the completion date, or on the morning of completion before funds are released, so that any concerns can still be raised with the buyer's lawyer or notary before title transfers. It is coordinated through the listing brokerage, since the listing licensee owes duties to the seller under the Real Estate Services Act (RESA). Buyers should confirm the timing with their own representative well in advance of the agreed completion date.
The purpose is for the buyer to confirm that the property is in substantially the same condition as when the offer was accepted, that all chattels and fixtures included in the Contract of Purchase and Sale remain on the property, and that any repairs the seller agreed to complete have been carried out. It is not a substitute for a home inspection and does not create new conditions on the contract once subjects have been removed.
The final walkthrough is typically arranged through the listing brokerage, and the buyer's representative usually accompanies the buyer. Under the Real Estate Services Act (RESA) and its Rules, licensees owe duties of honesty, good faith, and disclosure of known material latent defects to all parties; if a licensee becomes aware of significant new damage during the walkthrough, they must not withhold that information. The BCFSA sets and enforces these professional conduct standards for all real estate licensees in BC.
If significant new damage is found, the buyer's representative should promptly notify the listing brokerage and the buyer's own lawyer or notary before completion funds are released from trust. Remedies may include negotiating a holdback of funds, a price adjustment, or, in serious cases, obtaining legal advice about whether the damage constitutes a material breach of the contract. The buyer's lawyer or notary plays a critical role because they control the release of completion funds under the conveyancing process.
For a strata lot, the final walkthrough covers only the strata lot itself — the interior unit and any limited common property assigned to it — not the common property, which is owned collectively by the strata corporation under the Strata Property Act (SBC 1998, c. 43). Buyers should have already reviewed the Form B Information Certificate, strata bylaws, and depreciation report before removing subjects, as those documents address the strata corporation's financial and physical condition. The walkthrough does not replace that due diligence.
Generally, once all subject conditions have been removed in a BC Contract of Purchase and Sale, the contract is binding and the buyer cannot unilaterally cancel based on walkthrough findings alone. Whether newly discovered damage might give rise to a right to terminate or seek damages depends on the specific contract terms and applicable contract law, and buyers should obtain legal advice from their lawyer or notary immediately. A final walkthrough finding does not, by itself, recreate a subject condition that has already been waived.
Buyers should verify that all included chattels and fixtures listed in the Contract of Purchase and Sale (such as appliances, window coverings, and light fixtures) are still present, that no new damage has occurred since the accepted offer, and that any seller-agreed repairs have been completed to a reasonable standard. Buyers should also confirm that the property has been cleared of the seller's belongings in accordance with the possession terms. Checking that utilities are still connected and functioning is also a practical step.
Yes — during a final walkthrough, the buyer and their representative may observe personal information about the seller that remains in the home; licensees should be mindful of their obligations under the Personal Information Protection Act (PIPA) of BC, which governs the collection, use, and disclosure of personal information by organizations including real estate brokerages. Buyers and their representatives should limit their attention to the condition of the property and the included items, and should not photograph or record personal documents or information belonging to the seller without consent.
No — the final walkthrough has no bearing on Property Transfer Tax (PTT) obligations, which are determined by the fair market value of the property, its classification, and the buyer's eligibility for exemptions under the BC Property Transfer Tax Act. For example, the First-Time Home Buyers' Program full exemption applies to eligible buyers purchasing a principal residence up to $835,000, and the Newly Built Home Exemption applies up to $1,100,000, regardless of whether a walkthrough occurs. PTT is assessed and payable on the completion date when title is transferred.
Verify the specific statutory language, thresholds, deadlines and current guidance directly with the governing authority: