What to Look for During Your Deficiency Walkthrough on a Presale Home
Purchasing a presale home in West or North Vancouver is an exciting step—but before you take possession, there’s one key appointment you don’t want to rush: the deficiency walkthrough.
This is your chance to inspect your new home, flag any issues, and ensure everything is delivered as promised. At this stage, we’re primarily looking for cosmetic deficiencies—small but important things that may not be covered after move-in.
Here’s a complete breakdown of what to expect, and what to look for during your walkthrough.
Disclaimer: The information provided here is for general guidance only and does not constitute professional or legal advice.
What Is a Deficiency Walkthrough?
A deficiency walkthrough—also called a pre-delivery inspection—typically takes place a few weeks before your official completion date. During this appointment, you'll meet with a representative from the developer’s team, and in many cases, your real estate agent will accompany you.
This is your opportunity to:
- Inspect your unit before you move in
- Identify any cosmetic issues
- Confirm all contracted upgrades and finishes are present
Who Can Attend a presale Deficiency Walkthrough
To keep the process efficient and on schedule, many developers now limit attendance to just two individuals—typically the homebuyers (household partners) or one buyer plus their realtor.
Rental agents, children, and pets are not permitted. These limits help maintain safety, ensure appointments stay on time, and streamline the process for everyone involved.
Limiting the number of attendees also helps focus the walkthrough. With fewer people present, the developer’s team can address concerns more directly and keep the inspection productive—rather than turning it into a group audit. If you’re hoping to bring someone outside of your household or your realtor, be sure to confirm with the developer in advance.
Can I Bring a Home Inspector to my Presale Deficiency Walkthrough?
Some buyers choose to hire a professional home inspector to assess the unit on their behalf. If this is something you’re considering, it’s essential to discuss this with the developer’s team ahead of time. Many developers do not allow third-party inspectors, or may not be able to accommodate the time required for a full inspection, especially during tight construction schedules. Early communication is key.
Why Cosmetic Issues Matter
While it's important to test major systems (like plumbing and appliances), these are typically covered under warranty. Cosmetic issues, on the other hand, are much harder to prove or get addressed after move-in—especially once daily wear and tear begins.
That’s why we focus so closely on identifying damage or finishing flaws now, during the deficiency walkthrough. At this stage, the developer and their trades are still actively on site, which means any issues can usually be resolved more efficiently and quickly. Once the building is handed over and trades leave, scheduling repairs becomes significantly more difficult.
It’s also important to know that cosmetic deficiencies are judged based on industry standards: they are typically assessed from a distance of 4–6 feet, under normal lighting conditions, without the use of flashlights, magnifying glasses, or other tools. This means that ultra-close scrutiny isn’t part of the process—what matters is how finishes look and function in day-to-day use. Keeping this standard in mind can help set realistic expectations and make the walkthrough more productive.
What to Wear to Your Deficiency Walkthrough
Before you head to your walkthrough, be sure to dress appropriately for the setting. Even though your unit is nearly complete, it’s still considered an active construction zone. Most developers require the following attire:
- Full-length pants
- A shirt with sleeves
- Closed-toe shoes
Failing to follow these requirements may result in being denied access to the site—so it’s best to come prepared.
What We Look For During the Walkthrough
Here’s a room-by-room guide we use during deficiency walkthroughs:
KITCHEN
Appliances
- Check for scratches, dents, or chips—view surfaces from multiple angles
- Ensure oven and burners are functioning
- For laundry units: confirm functionality and steel-braided water lines
Countertops
- Run hands across the surface to check for pitting or roughness
- Inspect edges for chips
- Confirm proper caulking where countertops meet walls or backsplashes
Backsplash
- Look for missing grout or chipped tiles
Cabinetry
- Open and close all doors and drawers
- Confirm soft-close features and check for missing hardware or delamination
BATHROOMS
Countertops, Backsplash, Cabinets
- Follow the same inspection steps as the kitchen
Mirror
- Turn lights on and off to reveal shadows, fogging, or surface imperfections
Toilet
- Ensure it flushes properly, refills, and doesn’t rock or shift
Bathtub/Showers
- Feel for chips or cracks on surfaces
- Test faucets for proper pressure and leaks at joints
- Inspect grout and caulking for gaps or inconsistencies
THROUGHOUT THE HOME
Flooring
- Check for scratches, chips, or dents, especially around kitchen and entryways
- A grid-pattern walk helps catch defects with changing light angles
Doors
- Open/close each door to ensure smooth swing and latch operation
- Test locks and handles
Windows
- Open/close windows to test hardware
- Inspect glass and casings for cracks, scratches, or dents
- Review window coverings for damage or stains
Walls & Paint
- Look for major imperfections, missed spots, or poor finish
- Check baseboard joints for gaps
- Watch for settling cracks—often visible above doors or at ceiling corners. These should be repaired before move-in
Electrical
- Test all light switches
- Optional: use a receptacle tester to verify electrical outlet wiring
Upgrades: Confirm They’re Present
Before you finish, make sure all upgrades you've selected are present and correct. These may include:
- Laminate in bedrooms
- Window screens (including balcony doors)
- Closet organizers
- A/C system
- Upgraded appliances
Also, confirm that the correct finish package or colour scheme has been installed—especially if the development offered multiple options (e.g., “Light” vs. “Dark” scheme). Check cabinetry, flooring, countertops, tile, and hardware to ensure they match your signed contract. If something looks off, now is the time to raise it.
Don’t Forget Your Warranty Coverage
Everyone knows about the 2-, 5-, and 10-year warranties—but the 12-month materials and labour warranty is easy to overlook. This covers:
- Settling cracks
- Nail pops
- Caulking issues
- Paint touch-ups
We strongly suggest setting a calendar reminder at month 11 to inspect your home again and submit any final warranty items.
Final Walkthrough on Possession Day
On completion day, we’ll do one final check to:
- Confirm that all previously identified deficiencies have been addressed
- Identify any new issues that may have occurred since your initial walkthrough
Just Starting Your Presale Search?
If you’re not quite at the walkthrough stage yet and are just beginning your presale journey—we’re here to help!
Our team specializes in presales and offers in-depth knowledge of new developments across the Lower Mainland. You can browse active projects by area on our website:
We’d be pleased to guide you through the process from start to finish. Thanks to our strong relationships with developers, we often have early access to the best floorplans and unit selections—well before they’re released to the public.
Ready to Explore or Have Questions?
Reach out to our team today—we’re always happy to talk presales, answer your questions, and help you find the right fit for your goals.