Short answer
Treat the pre-delivery inspection as a documented inspection of the home’s condition and completeness, not a ceremonial key visit. Attend carefully, record damaged, missing, incomplete or non-operating items on the PDI form, keep photos, and separately track the warranty submission deadlines that begin after possession.
Why this becomes stressful
The buyer is excited, moving is days away, and the builder representative moves quickly. Small defects, missing finishes or systems that cannot be tested may be forgotten. Later, the buyer discovers that the PDI record and warranty forms serve different purposes and deadlines matter.
A practical Ontario example
Illustration only: During a condo PDI, the buyer photographs scratched flooring, a missing closet door and an outlet that does not work. The representative says each item can be fixed later. The buyer makes sure every item is written on the form, keeps a signed copy, and then uses Tarion’s process to submit unresolved or newly discovered warranty items on time.
What to do now
Bring the agreement, upgrade list, floor plan, phone charger, tape measure and a method for dated photos. Test accessible doors, windows, plumbing, electrical items, appliances and finishes without damaging the property. Record anything that cannot be inspected or tested.
Keep the four decisions separate
- Builder contract: what the signed agreement permits, requires or charges.
- Legal position: rights, notices, liability and closing consequences explained by the lawyer.
- Mortgage approval: what a specific lender will accept based on current income, credit, property and value.
- Tax treatment: HST, rebate, assignment or rental consequences confirmed by an accountant or tax lawyer.
Questions Rajiv would ask first
- What did you sign, and what are the current occupancy and final closing dates?
- How much deposit has been paid and how much cash remains available?
- Will you occupy, rent, assign or sell the property?
- Has your income, employment, credit, debt or ownership changed?
- What value has the lender or appraiser supported?
- Which decision or deadline can no longer wait?
Practical routes to compare
- Attend personally and take enough time to inspect methodically.
- Ask whether a qualified inspector may attend or conduct a later inspection under the agreement.
- Report urgent health, safety or habitability concerns promptly.
- Calendar every warranty form deadline and keep proof of submissions and builder communications.
Where A, alternative, MIC and private lending fit
An A lender is usually the first route when income, credit, debt ratios, property and appraisal fit its current policy. Alternative lenders may take a broader view of income and property but charge more. A MIC is an institutional mortgage lender that may offer flexible short-term, interest-only, amortized, open, partially open or maturity-matched structures. A private lender may also bridge a closing problem. Neither short-term route fixes the underlying issue by itself; compare total cost, legal fees, renewal risk and the written exit back to A or alternative lending.
Facts, lender policy and professional judgment
Verified public guidance: Tarion says the PDI lets buyers record damaged, incomplete, missing, inaccessible or non-operating items before possession. The builder leads the inspection and the completed PDI form can become evidence; warranty claims still require the applicable Tarion process and deadlines.
Lender policy: qualification, appraisal use, rate holds, project acceptance and permitted funding structures vary by lender and can change. Legal and tax advice: the lawyer and accountant decide how the agreement and tax rules apply. Professional judgment: Rajiv can compare mortgage paths, but approval exists only when the lender has accepted the full current file and all conditions are satisfied.
What could make the plan fail?
A later appraisal, expired documents, new debt, job change, unexplained funds, builder notice, contract restriction, tax amount, property issue or lender policy can change the answer. Keep a second route and enough time for legal and mortgage work. Do not wait until the final funding date to discover that the first assumption no longer works.
Documents to gather
- Agreement of purchase and sale, disclosure statement and every amendment
- Statement of critical dates and builder notices
- Deposit receipts and 90-day source-of-funds history
- Current income, employment, credit and debt information
- Appraisal or valuation details, if available
- Lawyer’s estimate of adjustments, taxes and closing funds
Related AskRajiv guidance
Continue with new construction pdi occupancy closing adjustments ontario, final walkthrough before home closing ontario.
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Source and review
Read the primary source. Source checked 2026-09-03. Reviewed by Rajiv Verma, Mortgage Broker on 2026-09-03. Educational information only; not legal, tax, appraisal, real-estate or mortgage approval advice.