Orientation vs. Completion Date: What Happens at the End of a Presale

Two dates near the end of a presale purchase get confused constantly, and the confusion costs people money. Your orientation is not your completion. Here is what each one is, what happens at it, and what you can and cannot do about deficiencies.

The sequence, in order

1. Notice of completion. The developer gives you formal written notice that the home is nearing completion, typically a few weeks out. This is what starts the clock on everything else.
2. Orientation (also called the walkthrough or pre-delivery inspection). You see your actual home for the first time and record deficiencies. Usually a few days to a couple of weeks before completion.
3. Completion date. Money and title change hands. Your lawyer or notary registers the transfer and your mortgage funds.
4. Possession date. You get the keys. Often the same day as completion or the day after, per your contract.
5. Adjustment date. The date from which property taxes, strata fees and utilities become yours.

The single most important thing to understand: orientation is not a condition of completion. You do not get to refuse to complete because your orientation turned up a list of deficiencies. That is not what the walkthrough is for.

What orientation actually is

Orientation is a documentation exercise. You walk the home with a developer representative and record every defect you can find on a deficiency list, which both parties sign. That signed list becomes the record of what was wrong at handover.

It is also a genuine orientation in the plain sense — you are shown where the shutoffs are, how the heating and ventilation work, where the electrical panel is, and how building systems operate. Pay attention to that part. It matters later.

How to walk it properly

• Bring someone. Two sets of eyes, and one person writing while the other looks.
• Bring a phone charger and a small level. Test every outlet. Check that doors and windows sit square and latch cleanly.
• Run the water. Every tap, both temperatures. Fill the tub. Flush everything. Check under sinks for drips.
• Open and close everything. Every cabinet, closet, window, and the balcony door. Sticking hardware is easy to fix now and irritating forever.
• Photograph everything, including things you are unsure about. Timestamped photos settle later disputes.
• Do not be rushed. Orientation appointments are often scheduled tightly. Take the time you need and insist that everything you raise is written down.
• Get a copy before you leave, signed by both parties.

Cosmetic damage has a deadline

This is the part that catches people. Surface damage — scratched countertops, chipped paint, marked flooring, cracked tile — is generally only claimable if it is recorded at orientation. Once you have moved furniture in, no one can tell whether that scratch came from the installer or from your sofa.

Structural and system defects are different: those are covered by warranty regardless of whether you spotted them on the day. But cosmetic items are effectively a use-it-or-lose-it opportunity, and that is why the walkthrough deserves real attention rather than an excited ten minutes.

What happens to the deficiency list

The developer works through the list after you take possession. Expect some of it to be resolved within weeks and some of it to take considerably longer, particularly anything requiring a trade to return or a part to be ordered.

Reasonable expectations help here. A new building has hundreds of homes completing in a compressed window, and the same trades are working through all of them. Persistent, documented, polite follow-up gets better results than escalation. Keep every piece of correspondence.

Where warranty picks up

Most new homes in BC are covered by third-party home warranty insurance, commonly structured as 2-5-10:

• 2 years on labour and materials, with some components at shorter terms
• 5 years on the building envelope, including water penetration
• 10 years on structural defects

Warranty is separate from your deficiency list and has its own claim procedures and deadlines. Read your warranty documents when you receive them rather than when you need them — missing a claim window is a common and entirely avoidable loss.

Can completion be delayed after orientation?

Yes, though it is less common at this stage. If the building does not receive its occupancy permit on schedule, completion moves. Your contract governs what happens then, and if delays run past the outside date a different set of rights applies — see sunset clauses and construction delays.

Frequently Asked Questions

Can I refuse to complete because of deficiencies found at orientation?

Generally no. Orientation is not a condition of completion, and deficiencies are handled through the deficiency list and warranty rather than by withholding completion. Refusing to complete typically puts you in breach and puts your deposit at risk. If the problem is severe enough that you think it justifies not completing, get legal advice immediately rather than acting on your own judgement.

What is the difference between completion and possession?

Completion is when the transaction legally closes and funds and title transfer. Possession is when you receive keys and can occupy. They are often a day apart, and the exact arrangement is set out in your contract.

Can I bring a home inspector to my orientation?

Policies vary by developer. Some permit it, some do not, and some allow it only as an additional attendee rather than in place of you. Ask well in advance rather than arriving with someone unannounced.

What if I find something wrong after I move in?

Structural and system issues are handled through your home warranty. Cosmetic damage not recorded at orientation is much harder to claim, which is the reason the walkthrough matters.

How long before completion does orientation happen?

Typically somewhere between a few days and two or three weeks, following the developer’s formal notice of completion. The precise timing varies by project.

Where to go next

• The Complete Guide to Buying a Presale in BC — the whole process, start to finish.
• Presale Deposits in BC — structure, schedule and trust protection.
• Every active Greater Vancouver presale, or by city: Vancouver, Burnaby, Surrey, Coquitlam, Langley.

This guide provides general information about buying presale property in British Columbia, not legal advice. Contracts, warranty terms and developer procedures vary — confirm the details of your purchase with a licensed lawyer and your real estate advisor.