26 November 2025

The moment the keys are handed over marks the final step of a real estate transaction, but it often raises many questions: when should the keys be handed over, to whom, and under what conditions?

In Quebec, the occupancy date, transfer terms, and the notary’s role are not always the same as elsewhere, and a poor understanding can lead to complications for both the seller and the buyer.

Before reaching this decisive step, it is essential to understand the rules surrounding the signing of the deed of sale and the occupancy date.

If you are preparing to sell your property, take the time to carefully plan each step. Also discover the financial mistakes to avoid before buying a home to prevent unpleasant surprises on key handover day.

When does the key handover take place?

In Quebec, the key handover generally takes place on the occupancy date indicated in the promise to purchase. This date marks the moment when the buyer can officially take possession of the house or condo they are acquiring.

In most cases, the handover occurs on the day the deed of sale is signed at the notary’s office. This is when the transaction is finalized, the funds are transferred, and ownership officially changes hands.

However, the occupancy date can also be delayed—for example, if the seller needs a few extra days to move—or, in rare cases, moved up if both parties agree in writing.

The steps before handing over the keys

Before giving or receiving the keys, certain checks are essential to avoid misunderstandings between the seller and the buyer. These steps ensure a transparent real estate transaction with no unpleasant surprises.

1. Final walkthrough before signing the deed of sale

Before the meeting at the notary’s office, the buyer should always do a final walkthrough of the property. This inspection, often done 24 to 48 hours before the signing, confirms that the home or condo is in the same condition as when the promise to purchase was accepted. It is also an opportunity to check that any agreed-upon repairs were completed and that the home is ready to be occupied.

A careful final walkthrough prevents many disputes after the keys are handed over.

2. Meter readings and condition of the property

On the day of the key handover, record the electricity, water, and gas meter readings, then take dated photos. These simple proofs help avoid disagreements about consumption or fees between the seller and the buyer.

Take advantage of this moment to perform a quick check of the property’s condition, confirming that everything is functional: heating, plumbing, included appliances, etc.

3. Insurance before taking possession

Until the notary signing, the seller remains responsible for the property and must keep their home insurance active.

Starting on the occupancy date, the buyer must activate their own coverage. It is important to notify your insurer of the exact possession date, whether it is immediate or part of a delayed key handover.

If the keys are handed over early, make sure both insurance policies are active to avoid any coverage gaps.

4. Prepare all keys and access devices

The seller must gather and hand over all keys:

• main and secondary doors,
• garage, shed, mailbox,
• alarm system, smart thermostat, or any other security device.

In some transactions, the real estate broker may coordinate this step with the notary to ensure everything happens at the agreed time.

The property must be free of people and belongings on the occupancy date, unless otherwise agreed in the promise to purchase.

Handing over the keys before the signing: beware of the risks

Sometimes a buyer asks to receive the keys before signing the deed of sale in order to start renovations, have furniture delivered, or simply move sooner.
Even if the request seems harmless, it is a mistake to avoid.

Until the sale is officially concluded at the notary’s office, the seller remains the legal owner of the property. This means that in case of damage, theft, or fire, they could be held responsible even though they no longer control the premises. In some cases, home insurance may refuse to compensate damages if the keys were handed over before the official signing.

The OACIQ formally advises against any early key handover before the deed is finalized.

If an exception is granted—for example, for a very short period before the signing—there must absolutely be:

• a written agreement signed by both parties;
• the exact period and occupancy conditions clearly specified;
• valid proof of insurance for both seller and buyer;
• and, if necessary, a financial compensation (temporary rent).

Even in urgent cases, never hand over the keys without a formal agreement: the sale price alone is not enough to transfer ownership.

What if the seller stays after the sale?

The opposite can also happen: sometimes the seller needs a little more time to leave the property after signing the deed of sale. This is called delayed occupancy.

This situation is entirely legal, as long as it is clearly outlined in the promise to purchase or an annex to the contract. The document must specify:

• the exact duration of occupancy (in days or weeks);
• the occupancy rent amount, if payment is required between the buyer and the seller;
• the responsibility for home insurance during this period;
• and the deadline by which the keys must be officially handed to the buyer.

During this period, the seller agrees to keep the premises in good condition and to vacate them on the agreed date, leaving the property clean, empty, and in the expected condition.

Who hands over the keys and where?

The key handover does not always occur at the notary’s office.

Here are the three most common scenarios:

• At the notary’s office: the seller brings the keys at the signing, and the notary gives them to the buyer once the transaction is completed.
• Directly between the parties: the buyer and seller arrange a meeting (often at the property) on the occupancy date.
• Through the real estate broker: in some transactions, the broker handles the handover to ensure everything is done properly.

Regardless of the method, the important thing is that the date, time, and conditions are set in advance.

Frequently asked questions

Can the keys be given before the signing?

No. Handing over the keys before the signing is strongly discouraged because the ownership transfer is not yet official.

Does the notary keep the keys?

Not necessarily. The notary mainly ensures that the transaction is completed, but the key handover is usually handled between the seller, buyer, and brokers.

What if the occupancy date changes?

Any modification must be agreed upon in writing before signing the deed. The real estate broker can help prepare the necessary amendment.

Should a property inspection be done?

Yes. A final walkthrough with meter readings and photos is always recommended to avoid disputes after possession.

In summary: plan the key handover from the promise to purchase

The key handover is one of the most important steps in a real estate transaction. It marks the actual transfer of ownership between the seller and the buyer. To ensure everything goes smoothly, the occupancy date, insurance, and property access conditions should be planned from the moment the promise to purchase is signed.

Good preparation prevents misunderstandings and guarantees that the home or condo is handed over on time and in the agreed condition.

Need guidance to sell or buy with confidence? Contact your real estate broker in Gatineau for support every step of the way, right up to the key handover.