The offer is firm. The moving truck is booked. Everyone is counting down to keys.

At this point, most people assume the hard part is over.

Usually, it is.

But closing day is where the small details suddenly become very important.

After more than a decade in real estate, these are real examples of what can go wrong in the final stretch — and, more importantly, how buyers and sellers can protect themselves before the keys change hands.

The good news?

Most of these issues are avoidable.

A little planning in the final 48 hours can save a lot of stress on possession day.

1. The Boathouse Was Empty

Everything in the boathouse was included in the Agreement of Purchase and Sale.

On paper, the boathouse was full.

At the final walkthrough, it was empty.

Water toys. Paddleboards. Furniture. Equipment.

Thousands of dollars’ worth of inclusions had disappeared.

At that point, closing could not simply move forward as if nothing had happened. The missing items had to be dealt with.

Were the sellers going to return them before closing?

Was the value of the missing items going to be adjusted off the purchase price?

Would there be a holdback until everything was returned or properly resolved?

These are not small details when buyers are expecting to take possession of a property exactly as negotiated.

Lesson: If your offer includes a long list of chattels, or the property is being sold turnkey, schedule a final walkthrough as close to closing as possible. Missing inclusions are much easier to resolve before the money changes hands. After closing, the leverage changes very quickly.

2. Grandma Had Moved Out… Her Furniture Hadn’t

The seller was already mid flight out of the country.

The house, however, was still full.

Furniture.

Boxes.

Personal belongings.

Everything that was supposed to be removed.

Not valuable antiques or carefully selected pieces someone was hoping to keep. We’re talking floral chesterfields. Heavy dressers. Boxes of random belongings. Chipped china in the cupboards.

To make things more complicated, on closing day it was discovered the seller was mid-flight to another continent, which meant no one could reach her for direction, permission, or a quick solution.

So instead of walking into a vacant home, the buyer walked into someone else’s unfinished move.

Arranging removal, dealing with the inconvenience, and then sorting out reimbursement with the seller afterward or by way of a holdback.

Not exactly the fresh start anyone pictures when they are picking up keys.

Lesson: A property should be vacant on closing unless the buyer and seller have agreed otherwise in writing. A final walkthrough helps confirm whether the seller is actually ready to close.

3. An Angry Tenant Left One Last Surprise

Not every property is vacant before closing.

Sometimes there is still a tenant in place between the offer being accepted and the buyer getting the keys.

In one transaction, an upset tenant decided to leave their own version of a goodbye.

A garden hose was long enough to reach through an open window and make a statement.

Nothing dramatic.

Nothing anyone expected.

But enough to create a problem.

This is the kind of thing that reminds everyone a property can change between the day it sells and the day it closes.

Lesson: A lot can happen between offer day and closing day. One last look before possession helps confirm the home is still being delivered as expected.

4. The Money Disappeared Somewhere Between the Bank and the Lawyer

Nobody had lost the money.

But for a moment, it certainly felt that way.

The funds had left the buyer’s account, but they had not yet arrived in the lawyer’s trust account.

So where were they?

Somewhere in cyberspace between the bank and the law office.

This is stressful any day of the week.

But late on a Friday, it becomes a different kind of problem.

Wire transfers and mortgage funds don’t always move as quickly as people expect, and if there’s an issue late on a Friday, there’s a good chance it won’t be resolved until Monday.

And when several closings are stacked together, each one relying on the last, one missing transfer can create a domino effect that affects everyone waiting for keys.

There’s an old real estate saying that the people you need most at the bank always seem to be the last ones in on Monday and the first ones gone on Friday.

There’s some truth to it.

Lesson: Whenever possible, we encourage clients to avoid Friday closings and aim for Tuesday, Wednesday, or Thursday instead. If something goes sideways, there is still time to trace the funds, reach the right people, and solve the problem before the weekend turns a delay into a full stop.

5. The Final Walkthrough Didn’t Happen

Many buyers assume they will automatically get one final visit before closing.

They may not.

Unless that access is clearly written into the Agreement of Purchase and Sale, it can become a grey area at the exact moment everyone needs clarity.

The buyers want to confirm the property is ready.

The sellers may be packing, stressed, or protective of their privacy.

The agents are trying to coordinate expectations.

The lawyers may have their own interpretation.

And suddenly, something as simple as one last look can become a back-and-forth between buyers, sellers, agents, and lawyers.

Nobody wants that in the final 24 to 48 hours.

A properly written clause helps avoid confusion. It sets the expectation in advance and gives the buyer an opportunity to confirm the property is being delivered as agreed.

Are the inclusions still there?

Are the appliances working?

Is the property in substantially the same condition as when the buyer agreed to purchase it?

Lesson: Be clear from the beginning and write your request for a final walkthrough directly into the offer.

Now everyone knows what to expect, and there is no last-minute debate.

Try to schedule the walkthrough within 48 hours of closing, and give as much notice as possible. Ideally, at least a week, with the day and time clearly requested.

The point is simple: create clarity early and avoid unnecessary stress later.

Final Thought

Closing day should be exciting.

It shouldn’t be full of unpleasant surprises.

A well-written offer, a smart closing date, and a little extra planning in the final 48 hours can make all the difference between a stressful possession day and one you remember for the right reasons.

Save this for your next move—and send it to someone with a closing coming up.

Melissa Bradbury and the team at Peryle Keye Real Estate Brokerage have spent more than a decade helping buyers and sellers make thoughtful, confident decisions in Muskoka’s unique real estate market.

That commitment to clarity and client guidance was recently recognized when the brokerage was voted Best Real Estate Brokerage in Muskoka in the 2026 Reader’s Choice Awards.

Thinking about your next move?

Start the conversation early.

To connect with Melissa Bradbury and the team at Peryle Keye Real Estate Brokerage, call 705-646-5300, email , or visit www.perylekeye.ca.

For ongoing insights, market updates, and featured listings, follow @perylekeye on Instagram, Facebook, and YouTube.

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