When you are moving your things into your new home you know that the final job for the home you are leaving is preparing that home for its next family. Most sales contracts require that you leave the home “broom-clean and free of debris” - just what does that mean? What should you do? What shouldn’t you do? What can’t you do? What must you do? Beyond that, what will make a difference and what will not?

Although each sale situation is unique, I have learned a few things along the way that will help you make the transition a positive one for you and for the new occupants of your home.

Broom-clean and free of debris

There is standard language in the MLS contract that requires a minimal level of clean-up when transferring ownership of a home through sale. So what does it mean? It means that boxes, litter, unused materials, supplies that the new owners do not want, any personal items have all been removed and that it is noticeable that the surfaces have been cleaned (swept).

When my sister bought her home she was doing the walk-through before closing and noticed that there was a pile of lumber in the crawl space under the house. This was a serious concern since my sister lives in termite paradise. She pointed it out to the listing agent who told her that the seller had done all she was going to do and that she (the seller) had already dropped her price by $18,000.

Needless to say, my sister called me to share her concern. I had her read her contract to me and indeed it included the phrase “broom-clean and free of debris” . That phrase empowered her to demand the issue be resolved. At the closing she addressed the lumber again and requested that the closing attorney hold money in escrow until the wood had been removed. Her request was granted and the lumber was subsequently removed.

For sellers the above story might seem daunting at first but my aim is to alert you to the things that you can do to make your transition as easy and stress-free as possible! If there are things that you are uncertain about (perhaps you have excess tile from when you had the kitchen tiled) you can always ask the buyers what they want. Often the buyer will agree that s/he wants you to keep the materials with the house-especially if the materials maybe useful at some point. Remember, rather than assume you know what the buyer will want you should always ask and, if it is an exception to the contract, get it in writing.

What should you do? What must you do?

Remove personal items including trash from all surfaces in the home. Remove empty unused boxes and packing materials. Sweep the floors to collect accumulated debris from the move. Pay special attention to basements, sheds, and garages where miscellaneous items can often get overlooked. Sometimes buyers will want your extra paint for touch ups but if the buyers want to repaint they will want you to take responsibility for disposing of your paint cans.

Tip: As you clean and pack each room make a list of the items that you want to ask the buyer about. When you have a complete list forward it to the buyer/buyer’s agent and have them initial all the things they want and sign the bottom.

You should clean the appliances - oven, refrigerator, stove-top, etc. Although it is not specifically requested, it is considered a courtesy to the buyers.

What shouldn’t you do?

You shouldn’t do unnecessary work. Beyond the cleaning that you are required to do you should ask yourself what impact your efforts are going to make to the new occupants. While you want the house to be in top shape and ready for the new residents and you want the new owners to know just what a pretty and homey place they are getting, it will benefit you to weigh the effort you will spend by the benefit it will provide. In other words, before you do that extra job, ask yourself if it is customary and warranted and if it is a good use of your time, energy and resources. Scrubbing and polishing already-cleaned floors will really be evident at the walk-through inspection before closing but will all your hard work be undone by all the activity of the new residents moving in?

Is it recommended that you fill noticeable chips in the walls - yes. Should you fill nail and tack holes in the wall - maybe-if collectively the holes make a negative impact-but the occasional small hole here and there is not a big concern.

You should not repaint unless you agree to do so during the contract negotiation- if there is painting to be done the new residents will probably want to choose the colors and do it themselves.

What can’t you do?

You can not remove anything that is considered part of the home and therefore part of the sale. I will highlight some easily mistaken items but every situation is unique so always refer to your contract and your listing agent. Window treatments are addressed in some standard contracts as staying with the house including blinds, window shades, and screens. Awnings are considered part of the home as are shutters and exterior lighting, outside antennas, trees, shrubs and plants in the yard.

Tip: Light fixtures are also considered part of the home so if you have a custom chandelier or an heirloom piece that you do not wish to include in the sale you should remove it and replace it with another fixture before you sell or specifically exclude it in the listing  agreement and purchase and sale contract.

You can not change the design or elements of the house. Most contracts include an As-Is clause stating that the house is to be sold in its current condition or as it is at the time of the contract. If there is a deck, it can not be removed without the written permission of the buyers. The same is true of other elements of the property. If there is a big tree in the back yard it can not be removed without prior permission from the buyers. The house must be the same house, in general, at the time of closing that is was at the time the contract or binder was put in place.

The bottom line

There are three major concerns that should guide what you do and don’t do with regard to getting your home ready for its new residents:

1. What does the contract say you should or should not do?
2. What do you need to ask the buyers about?
3. How much time, energy, resources do you have to contribute to additional preparation?

For other issues involved in getting your home ready for its new owners, send me a note and I will try to find the answer for you!