Congratulations. Now you have 21 days that decide whether you close.
Most buyers exhale when the agreement is signed. That’s the moment to inhale. The next 21 days are a series of deadlines that — if missed — cost your deposit, kill the deal, or both.
Here’s the exact after-offer-accepted checklist I run with every Ontario buyer, day by day.
Day 0-2: Lock the foundation
Forward the signed APS (Agreement of Purchase and Sale) to your mortgage broker, lawyer, and insurance broker the same day. Three professionals, one document, before you sleep on it.
Confirm your deposit is en route. In Ontario, the deposit is typically delivered to the listing brokerage within 24 hours of acceptance — bank draft or certified cheque. Missing this deadline can void the agreement.
Day 2-5: Order the home inspection
If your offer is conditional on inspection (typical condition window: 5 business days), book it within 48 hours of acceptance. Good inspectors are booked 3-7 days out, and you can’t waive the condition until the report is in your hands.
Be present at the inspection. Ask about: roof age and condition, electrical panel and amperage, plumbing material (galvanized? lead? Kitec?), HVAC age, foundation cracks, grading, attic insulation, knob-and-tube remnants.
Day 3-7: Finalize financing
Your broker will submit your file to the chosen lender with the signed APS, your latest paystubs, T4s, NOAs, and current mortgage statement if any.
The lender will order an appraisal (typically 3-5 business days). Be patient. If the appraisal comes in below purchase price, you’ll need to either come up with the difference in cash or renegotiate — fast, before your financing condition expires.
Day 5-10: Status certificate (condos only)
If you’re buying a condo, your lawyer reviews the status certificate inside the condition period. They check the reserve fund, special assessments, pending litigation, rule changes, and the condo’s financial statements.
Reserve fund under 25% of replacement cost is a yellow flag. Active litigation is a red flag. Special assessment in the past 24 months without a fund top-up is a deal-breaker for most lawyers.
Day 7-12: Waive conditions (or walk)
Inspection, financing, and status certificate conditions usually have a 5-10 business day window. Before that deadline, you sign a waiver removing each condition.
Once all conditions are waived, your deposit is at risk. Your decision to proceed is final.
Day 10-15: Insurance and utility setup
Most lenders require proof of home insurance before funding. Set up your policy with a binder effective on closing day. Arrange utility transfers (Enbridge, hydro, water) for the closing date.
Day 14-20: Lawyer’s office and final paperwork
Your lawyer will book a signing appointment 7-10 days before closing. Bring two pieces of government ID, your deposit/closing funds via certified cheque or wire, void cheque for property tax pre-authorized payments.
You’ll sign the mortgage commitment, transfer of land documents, undertakings, and acknowledgements. The lawyer will walk you through the trust ledger — every dollar in, every dollar out.
Day 19-21: Final walkthrough and keys
Schedule a final walkthrough 24-48 hours before closing. Confirm chattels and fixtures listed in the APS are still there, condition matches, repairs were completed. Bring the APS schedule.
On closing day, your lawyer transfers funds, registers the deed, and confirms keys release. Keys are typically released by mid-afternoon — never plan a same-day move before 4pm.
The Bottom Line for Ontario Buyers
The 21 days between offer acceptance and key handover are the most expensive days of your purchase. Miss a deadline, lose a deposit. Skip a step, inherit a problem.
Read the full breakdown on conditions in 2026 Ontario offers for the strategy side, and use Should I Offer for the next purchase.
I quarterback this 21-day window for every RE/MAX Your Community Realty, Brokerage buyer — anchored to real MLS sold comparables from Repliers so we don’t lose at appraisal.
About to make an offer on an Ontario home? Get a free range and offer-strategy check → instantcalculator.ca/home-value/
— Alex Goodman, Sales Representative, RE/MAX Your Community Realty, Brokerage
