Buyer Advice · Tri-Cities BC
Subjects Are Off in BC — Here’s Exactly What Happens Before You Get the Keys
The moment your subjects come off is one of the most relieving feelings in a real estate transaction — the deal is firm, the deposit is sitting in trust, and the home is effectively yours. But the period between subject removal and completion day is not simply a waiting game. There is a specific list of tasks that every buyer in BC needs to work through, and skipping even one of them can cause serious stress on possession day. Whether you are purchasing your first property or your fifth, this guide walks you through what actually happens after subject removal in BC. New to the buying process altogether? Start with the home buyers guide for a full picture of the journey from search to keys. Browse current Tri-Cities listings →
Your very first call after subjects are removed should be to a real estate lawyer or notary public in BC — if you have not already retained one. They will receive the contract documents from your REALTOR®, prepare the transfer documents, handle the mortgage instructions from your lender, and register the title in your name at the Land Title Office. Most buyers in the Tri-Cities book their signing appointment one to three days before the completion date, which is completely normal. Do not leave this call until the week of completion. Good conveyancers get busy, and your lender will also need to communicate with them directly to fund the mortgage on time.
Home insurance is the next item on the list, and it is non-negotiable. Your lender will not advance mortgage funds unless you have proof of property insurance effective on the completion date. Call your insurer or broker as soon as the deal is firm and get a binder letter in place. In Coquitlam, Port Moody, and Port Coquitlam, strata properties add one more layer — confirm with the strata corporation what the building’s master policy covers and where your unit owner policy needs to begin. If you are currently renting, serve your notice to your landlord in accordance with BC’s Residential Tenancy Act. Notice periods in BC are specific and legally governed, so do not delay this step.
Book your movers early. This sounds obvious, but completion dates in the Tri-Cities often cluster around the end of the month or popular seasonal windows, and good moving companies fill up weeks in advance. While you are at it, start your utility transfers: BC Hydro, FortisBC if applicable, Telus or Shaw internet, and the City of Coquitlam, City of Port Moody, or City of Port Coquitlam for water and waste services depending on your municipality. Each city handles utility account setup slightly differently, so it is worth calling ahead rather than assuming an online form is sufficient.
One thing many buyers discover only after it is too late: BC real estate contracts do not automatically include a pre-completion walkthrough. If you wanted the right to inspect the property again before completion, that clause needed to be written into your offer when it was negotiated. Some contracts include it; many do not. If yours does not, you will not have a guaranteed right to walk through the property before the keys change hands. This is not a flaw in the system — it is simply how the standard BC contract works. If you are a first-time buyer and this is news to you, bookmark the first-time home buyers guide and speak with your REALTOR® about how to structure future offers to protect yourself.
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Key takeaways
In BC, a lawyer or notary public handles the legal transfer of property — your mortgage broker or bank cannot do this on your behalf. Once subjects are removed, confirm your conveyancer is retained, has received your contract, and has a signed mortgage instruction package from your lender. Title registration at the BC Land Title Office happens on completion day, and everything must be in place the day before to ensure funds flow on time. Missing this step is one of the most common causes of last-minute completion delays.
Lenders in BC require proof of home insurance before they will advance mortgage funds. This means your policy needs to be active starting on — not after — the completion date. For strata units in Port Moody or Coquitlam, review the strata’s existing master policy carefully. Your personal contents and liability coverage fills the gaps the building policy does not cover. Get your binder letter to your lawyer and lender as early as possible so there are no funding surprises.
Unlike some other provinces, British Columbia’s standard real estate contracts do not automatically grant buyers a walkthrough of the property before completion. If a pre-completion inspection was something you wanted, it must have been written into the offer as a specific term. If it is not in your contract, the seller is under no obligation to let you in before the keys are handed over. Speak to your REALTOR® about including this clause in future offers, especially for properties that are occupied or undergoing repairs.
BC Hydro, FortisBC gas, water accounts, and internet services all require advance notice to transfer into your name. Each of the Tri-Cities municipalities — Coquitlam, Port Moody, and Port Coquitlam — manages water and utility billing independently, so the process is not identical across addresses. Set your service start dates for completion day and confirm with each provider that the switchover is scheduled. Arriving at your new home to find no power or internet is an avoidable problem with a simple early phone call.
Frequently asked questions
Common questions answered
What happens after subject removal in BC?
Once subjects are removed in BC, the contract becomes firm and legally binding. Your deposit is held in trust, and both parties are committed to completing the transaction. From this point, buyers need to confirm their lawyer or notary, arrange home insurance effective on the completion date, serve notice to their landlord if renting, book movers, and set up utility transfers. You will also sign your legal documents at the lawyer or notary’s office one to three days before your completion date.
Can I back out after removing subjects in BC?
No. Once subjects are removed in a BC real estate contract, the deal is firm and you cannot back out without significant legal and financial consequences. Your deposit is at risk, and the seller may pursue additional damages. This is why it is critical that all due diligence — home inspection, financing approval, strata document review — is completed before you remove subjects. Subject removal is a one-way door.
Do I get a walkthrough before completion in BC?
Not automatically. BC’s standard real estate contracts do not include an automatic right to a pre-completion walkthrough. If you wanted to inspect the property again before taking possession, that clause needed to be specifically written into your purchase contract during the offer negotiation. If it is not in your contract, the seller is not obligated to grant you access before completion day. Always ask your REALTOR® about including a pre-completion inspection clause in your offer.
When do I sign documents before completion in BC?
In BC, buyers typically sign their conveyancing documents at their lawyer or notary’s office one to three business days before the completion date. This gives enough time for the signed documents and mortgage funds to be processed and for the Land Title Office to register the transfer on the completion date. Your lender will send mortgage instructions directly to your lawyer or notary, who coordinates the funding and registration on your behalf.
How long does it take to get keys after subjects are removed in BC?
The time between subject removal and receiving your keys depends on the completion date agreed upon in your contract, which is typically negotiated as part of the original offer. Common timelines in the Tri-Cities range from two to four weeks after subject removal, though shorter or longer periods are possible. You receive the keys on the completion date — usually once the title transfer has been registered and funds have been confirmed by both lawyers or notaries involved in the transaction.
Sebastian Czarkowski
REALTOR® · Royal LePage Elite West · Coquitlam, BC
Questions about buying or selling in the Tri-Cities? Reach out directly.
For educational purposes only. Not intended as financial or legal advice.
Sebastian Czarkowski, REALTOR® | Royal LePage Elite West | sebastianrealestate.ca