{"id":6333,"date":"2025-02-19T08:27:22","date_gmt":"2025-02-19T13:27:22","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=6333"},"modified":"2025-02-19T08:27:25","modified_gmt":"2025-02-19T13:27:25","slug":"ready-to-close-but-the-home-isnt-empty","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/ready-to-close-but-the-home-isnt-empty\/","title":{"rendered":"Ready to Close\u2014But the Home Isn\u2019t Empty"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-full is-style-rounded is-style-rounded--1\"><img loading=\"lazy\" decoding=\"async\" width=\"1315\" height=\"706\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/ready-to-close-but-the-home-isnt-empty.webp\" alt=\"\" class=\"wp-image-6334\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/ready-to-close-but-the-home-isnt-empty.webp 1315w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/ready-to-close-but-the-home-isnt-empty-300x161.webp 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/ready-to-close-but-the-home-isnt-empty-1024x550.webp 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/ready-to-close-but-the-home-isnt-empty-768x412.webp 768w\" sizes=\"auto, (max-width: 1315px) 100vw, 1315px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">You\u2019re ready to <a href=\"https:\/\/www.deeds.com\/articles\/closing-on-a-home-fast\/\">close on your new home<\/a>. There\u2019s just one issue. On what you thought was your final walk-through, the home still has an occupant. Or, surprise! It\u2019s still cluttered with the seller\u2019s rugs and lamps.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Let\u2019s talk about how to avert this scenario \u2014 and how to deal with it if and when it happens.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Setting Expectations: Empty and \u201cBroom Clean\u201d by Closing<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A seller legally owns the home until the moment of closing. That said, a buyer expects a final walk-through to confirm everything is ready as agreed. If the home isn\u2019t ready, your agent may suggest delaying closing. This will let you arrange another walk-through before you sit down to sign all the paperwork.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Granted, you\u2019ve jumped through hoops for weeks to get to the verge of closing. The last thing you want is a delay. But caution matters, for several reasons:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>If the sellers are still moving things when you\u2019re signing the paperwork, they could damage the home (perhaps without even being aware of it), leaving the repairs to you.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>If the home isn\u2019t empty at closing, you might be stuck paying to have things hauled away.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">If the seller has left items in the home, they should be things that you\u2019ve both agreed should become your possessions along with the deed.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">How a Contract Can Help Avert Drama<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Contractual language can help. For instance, your agent can have the seller agree to a walkthrough the day before closing.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the home is not ready then, you won\u2019t sign the paperwork until it is.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The basic contract in many locations states that the home should be \u201cbroom clean.\u201d The term means the floor may be swept throughout, with no objects in the way. The home is empty of moveable items unless the seller and buyer have agreed to another arrangement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In their written agreement, the parties can even anticipate the costs of a cleaning team right in the purchase price \u2014 with the funds in escrow, ready to be returned if they aren\u2019t needed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If a home isn\u2019t ready and there\u2019s nothing helpful in your contract, your agent may be able to negotiate a closing credit for the cost of cleaning. This is a commonly agreed-upon solution.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Pre-Closing, Pre-Possession, and Funding<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">But perhaps your state doesn\u2019t acknowledge possession until the funding comes through. If this is the way state law works where you\u2019re buying, what happens? You could wait hours between the time you sign the closing paperwork, and the time your loan is funded and the seller\u2019s agent receives your payment. It all depends on how quickly your lender moves the funds.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">During the interim, the seller may rightly be in the process of moving out.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It would then make sense to plan for:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>One walk-through before you close; plus<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>A second walk-through before you take possession.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">You might be given the date and time the sellers plan to vacate, and arrange the walk-through to happen right after that time. In any case, the basic legal reality when you\u2019re buying in these states is this. The home must be cleared out when you receive possession.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Buying a Home With a Renter Still Living There<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full is-style-rounded is-style-rounded--2\"><img loading=\"lazy\" decoding=\"async\" width=\"856\" height=\"571\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/buying-a-home-with-the-renter-still-there.webp\" alt=\"\" class=\"wp-image-6335\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/buying-a-home-with-the-renter-still-there.webp 856w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/buying-a-home-with-the-renter-still-there-300x200.webp 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2025\/02\/buying-a-home-with-the-renter-still-there-768x512.webp 768w\" sizes=\"auto, (max-width: 856px) 100vw, 856px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">If a renter is still in the home you\u2019re buying when you attend the inspection, you\u2019ll want to know the state\u2019s law on rentals. Generally, &nbsp;renters have a legal right to stay on throughout the terms of their leases. Yet laws might enable buyers to end rental agreements by previous sellers.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Allowing a renter to finish the term of the lease could be fine with some buyers \u2014 particularly those who can\u2019t immediately move in. Buyers who intend to move in upon closing need an agreement that the &nbsp;property will be vacant by the time of closing.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When the agreement involves a renter leaving the premises by closing day, potential buyers should be aware of the seller\u2019s situation. One more person moving makes a real estate deal that much more complicated. Keeping tabs on the home inspection dates and keeping things clean are unlikely the top priorities of a renter who is preparing to move.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Without an appropriate rental agreement and insurance in place, it\u2019s never a good idea to close until the home is empty. Buyers who make friendly exceptions may find unexpected damage \u2014 sometimes behind or under objects \u2014 when they finally move in. In the thorniest scenarios, a buyer may need to evict an occupant who has trouble getting ready to leave.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When the Seller Overstays<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Now and then, the sellers themselves may be asking to rent from the buyers for, say, one month past the closing date. If so, put a rental agreement in place. Ask your homeowner insurance company to write up a renter\u2019s insurance policy as long as it\u2019s needed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the seller will be in the home in the lead-up to closing, your agent would be wise to have language in the contract to address the expected condition of the home during the final walk-through and when the buyer takes possession. Escrow funds can cover any damage that may happen during the seller\u2019s move. &nbsp;<\/p>\n\n\n\n<p class=\"has-accent-5-background-color has-background has-small-font-size wp-block-paragraph\" style=\"padding-top:var(--wp--preset--spacing--20);padding-right:var(--wp--preset--spacing--20);padding-bottom:var(--wp--preset--spacing--20);padding-left:var(--wp--preset--spacing--20)\"><em><strong>Storage units? Hotel? Friend\u2019s couch? Sellers often must cope with <\/strong><\/em><a href=\"https:\/\/www.deeds.com\/articles\/need-to-buy-a-home-in-another-state-your-overall-game-plan-and-4-key-steps\/#:~:text=Close%20the%20Sale%20First%2C%20Then%20Buy%20the%20Next%20Home\"><strong><em>selling one home while buying another<\/em><\/strong><\/a><em><strong>.<\/strong><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You might be concerned that an overstay could create the possibility of a delayed closing. It could also create the potential for items left in the home when you are ready to close.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">State laws may dictate that any items left in the home become the buyer\u2019s property upon closing. If that is not what both parties expect, then, with the buyer\u2019s agreement, you could charge the sellers for storing their items past your closing date \u2014 essentially renting space to your seller. It\u2019s critical that the parties sign off on any such arrangement in a written agreement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ask your agent about keeping a substantial sum in escrow\u2014enough to cover any and all potential damage that could happen before you\u2019re able to take possession. You can agree to rent the property to the stayover occupant, at a high price that deters any delays. All of this can be, and should be, negotiated in advance and signed off by the seller.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Plans can include keeping funds in escrow and not distributed to the seller until you have approved the condition of the vacated home. Your written agreement can also include a description of the condition expected, to avert last-minute disagreements.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Be prepared. Talk all of this through with your agent in advance!<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Wrapping It Up<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When you\u2019re ready to close, a home should be in the condition you expect as a reasonable buyer. Yes, there are nuances and exceptions in specific cases. Yes, there are legalities and practicalities that vary by location. And you need to be prepared for those.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Continue learning by reviewing the <em>Real Estate Purchase Contract<\/em> language published by the home\u2019s state. This is the template your real estate agent likely starts with. Parties to a contract can add and agree to particular ways they will resolve any snafus.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Need case-specific advice? Consult a real estate lawyer in the home\u2019s state. &nbsp;<\/p>\n\n\n\n<div class=\"wp-block-group has-accent-5-background-color has-background has-small-font-size is-layout-flow wp-block-group-is-layout-flow\" style=\"padding-top:var(--wp--preset--spacing--20);padding-right:var(--wp--preset--spacing--20);padding-bottom:var(--wp--preset--spacing--20);padding-left:var(--wp--preset--spacing--20)\">\n<p class=\"wp-block-paragraph\"><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As linked.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>More on topics: <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/selling-your-property-when-a-renter-still-lives-there-why-and-how\/\">Selling with a renter living in the home<\/a><strong>, <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/can-working-with-a-real-estate-attorney-instead-of-an-agent-save-you-money\/\">Hiring a lawyer instead of a real estate agent<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Photo credits: <a href=\"https:\/\/www.pexels.com\/photo\/person-lying-on-sofa-269141\/\" target=\"_blank\" rel=\"noreferrer noopener\">Pixabay<\/a> and <a href=\"https:\/\/www.pexels.com\/photo\/a-man-working-on-his-laptop-near-a-suitcase-7365326\/\" target=\"_blank\" rel=\"noreferrer noopener\">Vlada Karpovich<\/a>, via Pexels\/Canva.<\/p>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n","protected":false},"excerpt":{"rendered":"<p>You\u2019re ready to close on your new home. There\u2019s just one issue. On what you thought was your final walk-through, the home still has an occupant. Or, surprise! It\u2019s still cluttered with the seller\u2019s rugs and lamps. Let\u2019s talk about how to avert this scenario \u2014 and how to deal with it if and when [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":6334,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[131],"tags":[937,2211,2213,2214,2212,1111,1747,2215,1085,914],"class_list":["post-6333","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-buying-a-home","tag-closing-process","tag-escrow","tag-final-walk-through","tag-home-closing","tag-home-inspection","tag-real-estate-contracts","tag-real-estate-walk-through","tag-selling-a-home","tag-tenant-rights"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Ready to Close\u2014But the Home Isn\u2019t Empty - Deeds.com<\/title>\n<meta name=\"description\" content=\"Ensure your new home is move-in ready! 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