The Deficiency Walkthrough

What a deficiency walkthrough is

Before or at the time you take possession of a new presale home, the developer schedules a walkthrough of the unit with you. The purpose is to document every item that is incomplete, damaged, or not up to standard before you get your keys. This list, the deficiency list, becomes a legal record of what the developer has agreed to fix.

This isn't just a formality. BC's 2-5-10 warranty covers defects discovered after possession, but having a signed deficiency list from day one gives you a clear baseline and puts the developer on notice about specific issues. Items the developer disputes later become much harder to argue when you have photographic evidence and a signed document from possession day.

Bring someone who knows what to look for

If you can, bring a professional home inspector, ideally one with new construction experience. The cost is typically $300–500 and it's one of the best investments you'll make. A good inspector knows exactly where builders cut corners, what to look for behind finishes, and how to document deficiencies in a way that makes claims stick.

If you're going without a professional, bring a patient friend and allocate at least two to three hours for a condo. More for a townhome or detached home. Don't let the developer's representative rush you. You have the right to take the time you need.

What to bring

A charged phone for photos and video. A flashlight for dark corners, under-sink cabinets, and mechanical rooms. A notepad or the developer's deficiency form (they'll provide one). Your purchase contract and any specifications you were given, so you can verify what you were promised was actually delivered - finishes, appliances, fixtures.

Room by room: what to check

Every room

Check every wall, ceiling, and floor for damage, dents, scratches, uneven paint, or incomplete work. Open and close every door. It should swing freely, latch properly, and seal without gaps. Test every light switch and outlet. Look at the baseboards and trim for gaps, poor mitering, or damage. Check the flooring for scratches, chips, uneven installation, or sections that feel soft underfoot.

Kitchen

Run every appliance through a full cycle if possible. Open every cabinet and drawer — they should operate smoothly with no misalignment. Check under the sink for leaks and proper drain connections. Run the faucet and check water pressure. Turn on the exhaust fan. Look at the countertop for chips, scratches, or poor seams. Check that the dishwasher is level and the door seals properly.

Bathrooms

Flush every toilet. Run every faucet, shower, and bath. Check that the drain empties properly and that there are no slow drains. Inspect tile grout for cracks, gaps, or missing sections, especially at corners and around the tub surround, where water intrusion starts. Check caulking around the tub and shower. Test the exhaust fan. Look under the vanity for any moisture or poor pipe connections.

Windows and doors

Open and close every window. They should operate smoothly, lock securely, and seal without drafts. Check the frame for cracks or damage. Look at the exterior-facing windows for any condensation between panes, that indicates a failed seal and is a warranty item. Check the balcony door if applicable for proper sealing and smooth operation.

Mechanical and electrical

Turn on the heating and cooling and confirm they operate. Check that every circuit breaker is labelled correctly. Locate the main water shutoff and confirm you know how to use it. If there's an HRV or ventilation system, confirm it's running. Check the hot water heater, note the age and capacity. If there's in-suite laundry, run a short cycle on both machines.

Balcony and exterior

Check the balcony surface for cracks, drainage issues, or standing water. Look at the railing for secure attachment. Inspect the exterior of any windows you can access. If you have a ground-level unit with a patio, look at how water drains away from the building.

How to document deficiencies

For every deficiency you find, take a photo that clearly shows the issue. Add a note that describes what you're seeing, where it is, and why it's a problem. Be specific — "scratch on kitchen floor near island, approximately 10cm long" is more useful than "floor scratch."

The developer's representative will be walking with you. For each item, confirm verbally and in writing that it's being added to the list. If they push back on an item, claim it's within tolerances, or say it's not a deficiency, note the dispute and keep it on your list anyway. You can resolve disputes later. Don't let anything get talked off the list on the spot.

After the walkthrough

Get a signed copy of the deficiency list before you leave. If the developer representative won't sign, take a photo of the completed list and email a copy to them that day so you have a timestamped record. Set a follow-up date for remediation — most developers commit to addressing items within 30 to 90 days.

If items aren't addressed within the promised timeframe, follow up in writing and escalate to your warranty provider if needed. The 2-5-10 warranty is your backstop, but the deficiency list is your first line of defense.