Are you staring at a subject removal deadline and wondering if it is safe to sign? You are not alone. In BC, those few days after an offer is accepted can feel intense, especially if you are relocating or on a tight Home Hunting Trip. In this guide, you will learn what subject removal means, how timelines work in the Comox Valley, the most common subjects to include, and how your risk changes once you remove them. Let’s dive in.
What subject removal means in BC
A subject is a condition in your offer that lets you cancel the contract if the condition is not met by a set deadline. Common examples include financing, inspection, title review, and reviewing strata documents. You remove subjects by giving written notice to the seller or their agent by the deadline in your contract.
When you remove subjects, your offer becomes firm. You are then contractually obligated to complete the purchase. The seller typically stops marketing the property. If you miss the removal deadline, many standard contracts allow the seller to issue a written 24-hour notice requiring you to remove subjects or let the deal end.
Keep in mind that removing a financing subject does not guarantee a lender will advance funds. It means you chose to proceed without that protection. Speak with your mortgage professional before you sign.
Common subjects in Comox Valley
Financing approval
This protects you while your lender finalizes a mortgage commitment on terms that work for you. During this period, you send income documents and confirm down payment and insurance as needed. Do not remove this subject until you have a firm commitment and an appraisal, if required.
Home inspection
A licensed inspector checks the property for safety issues and defects. In the Comox Valley, pay close attention to moisture, roof condition, drainage, crawl spaces, foundations, septic systems, and older chimneys or heating systems. If issues are found, you can request repairs, credits, or a price change before deciding whether to remove the subject.
Title and legal review
You or your lawyer/notary review the land title for liens, easements, covenants, rights-of-way, and taxes. Ask about any charges that limit use, access, or future development. Do not remove this subject until you understand what is registered on title and how it affects your plans.
Strata documents review
For condos and townhomes, review the Form B, bylaws, minutes, financials, insurance, and any pending special levies or litigation. Watch for large upcoming repairs, insurance shortfalls, or restrictions that do not fit your needs. Major concerns may justify renegotiation or not removing this subject.
Sale of your property
If your purchase depends on selling your current home, include this subject. Removing it without a firm sale can leave you committed to buy even if your home does not sell.
Home insurance confirmation
Most lenders require insurance on completion. Older or coastal homes can face higher premiums or exclusions. Get quotes early and confirm coverage before removing this subject.
Zoning, permits, and rural checks
Acreages and unique properties often need extra diligence. Verify building permit history, confirm septic approvals and well water quality, and check if the property is in the Agricultural Land Reserve. Rural services and utilities vary, so line up specialized inspectors early.
Timelines and how removal works
Your offer sets a specific subject removal date and time. In competitive markets, sellers often expect shorter timelines. For rural or complex properties, longer timelines are common. Typical ranges in BC look like this:
- Inspection: 3 to 10 days, longer if specialized inspections are needed
- Financing: 3 to 10 business days, faster if your pre-approval is current
- Strata review: 3 to 7 business days after you receive the package
- Title/legal review: 3 to 7 business days, longer if issues arise
- Sale of your property: often 7 to 14 days or more
Step-by-step during subject period
- Confirm the deadline and assemble your team: mortgage professional, inspector, lawyer/notary, and any specialists.
- Order your inspection, strata package, and title search right away.
- Review all reports and advice. If you are satisfied, provide written notice removing subjects before the deadline.
- If a subject is not satisfied, you can give written notice to end the contract or try to negotiate repairs, credits, or a price change before the deadline.
- If you do not remove subjects by the deadline, the seller may issue a contractual 24-hour notice requiring removal or termination.
Multiple-offer situations
Sellers may request very short subject periods or even no-subject offers. You need to balance competitiveness with risk. If you are transferring to the Comox Valley and on a tight schedule, line up your team early so you can keep timelines short without sacrificing protection.
Risk after you remove subjects
Once you remove subjects, you are generally bound to complete the purchase under the contract. If you fail to complete, you risk losing your deposit and facing potential legal action. The exact remedies depend on your contract and the facts.
Common risks and how to manage them
- Financing changes after removal. Get a firm written commitment, keep your lender updated, and avoid major credit changes until closing.
- Hidden defects after waiving inspection. Get a thorough inspection first. If needed, arrange specialized inspections for items like septic systems or asbestos.
- Title problems after removal. Have your lawyer review title and consider title insurance as an extra layer of protection.
- Strata surprises after removal. Review minutes, Form B, financials, and insurance in detail. Ask your lawyer about any concerns.
- Rural property issues. Confirm septic function and compliance, test well water, verify permit history, and understand flooding or erosion risk on waterfront or low-lying areas.
Practical protections
- Do not remove subjects until you have written confirmation, such as an inspection report, mortgage commitment, or a satisfactory title review.
- If issues arise but you still want the home, request repairs, credits, or an escrow holdback before removing subjects.
- Secure home insurance for closing and consider title insurance where appropriate.
- Keep written records of all communications and notices.
Comox Valley checklist and timeline
Pre-offer checklist
- Get a current mortgage pre-approval and discuss appraisal timing.
- Line up a home inspector and know their availability window.
- Choose a lawyer/notary and review typical title items and timing.
- For strata homes, request the strata package early where possible.
- For rural properties, pre-book contacts for septic and well inspections.
- Know which municipal office to contact for permit history.
Sample subject removal timeline
- Day 0: Offer accepted; timelines start
- Day 0–2: Book inspector, order strata documents, order title search, tell your lender
- Day 3–7: Review inspection report; finalize mortgage conditions; legal review of title
- By deadline (often Day 3–10): Remove subjects in writing or end the contract per the terms
Who to involve and when
Your local real estate agent coordinates the process and timelines. Your mortgage professional handles approval and appraisal. Your lawyer or notary reviews title, confirms charges, and helps with contract language and remedies. For rural properties, add septic and well specialists. This team approach keeps you protected and on schedule.
If you are relocating or on a short Home Hunting Trip, a proactive plan makes all the difference. Share your travel dates, budget range, and property type early so your team can pre-book inspections and gather documents fast.
Ready to buy with clarity and confidence in the Comox Valley? Book a quick consult and plan your subject strategy with Stevie Cauvier.
FAQs
Can I remove some subjects but keep others?
- Yes. You can remove individual subjects in writing while keeping others in place until you are satisfied or ready to waive them.
How do I remove subjects in BC offers?
- Provide a written Notice of Removal of Conditions/Subjects as required by your contract, typically delivered by your agent to the seller’s agent. Keep copies and confirm delivery.
Can a seller force early removal of subjects?
- If your subject deadline passes without removal, many standard contracts allow the seller to issue a 24-hour notice requiring removal or termination. Shorter timelines can also be negotiated upfront.
What happens to my deposit if I remove subjects and then back out?
- If you fail to complete after removing subjects, the seller may keep the deposit and may pursue additional remedies. Check your contract and speak with your lawyer/notary.
Should I get title insurance in BC?
- Title insurance can add protection against certain title-related problems discovered after closing. It complements, but does not replace, a full legal review of title before removing subjects.
What extra subjects help for rural Comox Valley homes?
- Consider subjects for septic inspection, well quantity/quality testing, permit and zoning checks, and insurance availability. These reduce risk for acreages and older homes.
