Short answer
Name every important inclusion, exclusion, rental item and promised repair precisely. Photos, listing remarks and verbal statements may not create the protection a buyer expects. State the item, condition, ownership, payment responsibility, completion standard and proof required where appropriate.
The problem the buyer is trying to avoid
The buyer expects a wall-mounted television, rented water heater payout, working appliances and completed repair. At the final visit, an item is gone or the work is poor, but the offer language is vague.
A practical Ontario example
Illustration only: The listing says “new appliances included” and mentions a basement repair. The offer identifies appliance models, confirms they are owned rather than rented, requires them to work on closing, describes the repair and requires a paid invoice. The lawyer can enforce written wording more effectively than a memory of the showing.
Questions to ask before signing or waiving
- Is each item a fixture, chattel, rental or exclusion?
- Who owns rented or financed equipment and what contract remains?
- What does “working order” mean for this item?
- Who completes a repair, to what standard and by when?
- What remedy is available if the final visit reveals a problem?
Practical routes to compare
- Use serial numbers, model descriptions or attached schedules for valuable items.
- Request rental contracts and payout information before firming up.
- Include objective repair evidence and enough time for verification.
- Notify the lawyer immediately if the final visit reveals a breach.
Separate the offer from the mortgage approval
The Realtor advises on the offer and negotiation; the lawyer interprets legal wording and consequences. Rajiv checks borrower qualification, property acceptability, appraisal exposure, closing cash and lender conditions. A signed offer cannot require a lender to approve the borrower, property or price. An A lender is generally the first route when the complete file fits. Alternative lenders can consider broader income, credit or property situations at higher cost. MIC or private lending can sometimes bridge a short-term problem, but only where cost, equity and a realistic exit make sense.
Verified public guidance
RECO advises buyers to make offers detailed, identify included items and clearly describe repairs to be completed. A pre-closing visit helps verify condition and agreed work but is not a substitute for precise contractual terms.
Read the primary source. Source checked 2026-09-03. RECO and CAO provide public consumer guidance; the agreement, lawyer’s advice and each lender’s current policy decide the individual file.
Pressure-test the recommendation
Ask what would make the advice fail. A condition may be too short to obtain an appraisal, the approval may still require documents, the property may be unacceptable, the buyer’s funds may be inaccessible, or the clause may not protect the issue the buyer assumes it covers. Confirm the deadline, who must be satisfied, what notice is required and what happens if the condition is not waived. Verbal reassurance should never replace the written clause, the lender’s remaining conditions or the buyer’s own ability to carry the financial risk.
Documents to have before the deadline
- Complete offer, schedules, amendments and notices
- MLS listing, property documents and comparable sales
- Mortgage approval with every outstanding condition
- Deposit and 90-day down-payment history
- Inspection, status certificate, appraisal or specialist reports when applicable
- Written lawyer, lender and Realtor explanations of unresolved risks
Related AskRajiv guidance
Continue with final walkthrough before home closing ontario, rental equipment contract home purchase ontario.
Get a mortgage strategy review before becoming firm
Use Rajiv’s direct mortgage strategy form. Include the offer deadline and the concern you cannot afford to discover after acceptance.
Source and review
Reviewed by Rajiv Verma, Mortgage Broker on 2026-09-03. Educational information only; not legal, real-estate, inspection, appraisal, tax or mortgage approval advice.