Pre-Closing Checklist for Sellers: Utilities, Insurance, What Conveys & “Broom Clean” Defined Seller Guide
Skip the drama. This T-14 pre-closing plan covers utilities final reads, insurance timing, what stays vs. what goes, and the true meaning of “broom clean” so you can walk into closing day confident—and walk out funded.
Why the Last 14 Days Decide Your Closing
Most delayed closings don’t happen because someone forgot to sign— they happen because of preventable handoffs: utilities shut off too early, insurance canceled before recording, “what conveys” miscommunication, or homes that aren’t actually broom clean at walk-through. Those slipups lead to re-trades, escrow holdbacks, or worst case, a postponed wire.
Use this guide as your scoreboard. We’ll compress everything a title officer, listing agent, and seasoned acquisitions manager wants you to do—organized by time window, with scripts, checklists, and downloadable forms so you can move decisively.
- Exact T-14 → Close timeline (with tasks you can copy/paste).
- Free fillable PDFs: Walk-Through Checklist and Personal Property Bill of Sale.
- Call/email scripts for utility final reads & equipment returns.
- What “broom clean” means in practice—and how buyers evaluate it.
T-14 to Close: The Exact Timeline & Checklist
T-14 → T-10 | Align Dates, Start Paper Trail
- Confirm closing & possession dates with your agent/title. Write down who gets keys, when, and where.
- Inventory keys, fobs, remotes, garage clickers, gate passes. Label a zip-bag “Closing Handover.”
- Open your utility dashboards. Identify where to submit final reads and how credits/refunds are handled.
- Book movers, donation pickup, and (if needed) junk removal. Vacants: plan a vacancy-safe HVAC setting.
T-9 → T-7 | What Conveys, In Writing
- List anything staying with the home (mounted TVs/brackets, built-ins, installed appliances, window treatments). Use a Bill of Sale for clarity.
- HOA? Request estoppel/resale certificate, confirm fees, and ask about amenity fob transfers.
- Collect manuals/warranties in a folder labeled “For the Buyer.”
T-6 → T-4 | Utilities, Insurance, and Access
- Call providers for final read (not shutoff) on closing day or T-1. Capture ticket #s.
- Vacant or partially vacant? Ask your carrier about a short-term vacancy endorsement.
- Prepare mailbox keys and check the USPS mail-forwarding process.
T-3 → T-1 | Walk-Through Ready
- Empty every closet, cabinet, drawer, and the garage. Remove nails/screws where practical and sweep.
- Take timestamped photos of power, water, and gas meters; note thermostat settings.
- Print and complete the Walk-Through Checklist. Leave a copy on the kitchen counter.
| Who | Owns This (Success Criteria) |
|---|---|
| Seller | “Broom clean” delivery; utilities final reads completed; keys/codes bag; insurance cancellation queued for after recording. |
| Buyer | Utility start/transfer orders; walk-through verification; receiving keys/codes post-funding. |
| Title/Escrow | Funds flow, payoffs, wire verification, recording, release of keys after funding. |
| HOA/City | Estoppel/resale docs; compliance items; transfer of amenities/fobs. |
Utilities: Final Reads First, Transfers Second
Early shutoffs are the #1 cause of buyer walk-through friction. Fridges warm up, basements smell musty, and pipes risk freezing—none of which helps you close. The correct sequence is final read (seller) and start/transfer (buyer) timed to funding/recording.
Phone script to utilities: “We’re closing on [date]. Please schedule a final read on [date] and keep service continuous for the new owner. Email confirmation to [[email protected]]. Our forwarding address for credits is [address].”
Meter photo checklist: Power, water, gas. Include date/time on screen. Store pics in a folder titled “Walk-Through – Address – Date.”
- Power & Gas: Final read day-of or T-1. Keep HVAC at a safe setting (heat in winter, A/C or dehumidify in summer).
- Water/Sewer/Trash: Many cities bill in arrears—confirm forwarding address and any transfer fee.
- Internet/Cable: Return equipment and screenshot the return receipt/QR handoff.
- Propane/Oil: Ask whether the tank is owned or leased; request credit for remaining fuel if applicable.
For more on safe funds movement and timing, see Inside the Title Company: How Funds Move Safely.
Insurance: Keep Coverage Until Recording
Don’t cancel early. A last-minute delay can leave the property uninsured. Maintain your policy until your title company confirms the deed is recorded and funds are disbursed. If the property is vacant before closing, ask your carrier about a short-term vacancy rider.
Related read: Sell After Insurance Non-Renewal (2026 Guide).
What Conveys vs. What Goes (Write It Down)
Contracts vary by state, but the theme is consistent: items affixed to the property typically convey; free-standing items usually don’t unless listed. Gray areas create surprises—solve that in writing.
Items that typically convey
- Mounted TVs & brackets (if the bracket is affixed)
- Built-ins, attached speakers, curtain rods/blinds
- Installed appliances (dishwasher, microwave, range)
- Smart thermostats/locks when attached and not excluded
Items that usually don’t (unless listed)
- Free-standing refrigerators/washer/dryer (varies by market)
- Patio furniture, planters, décor
- Garage shelves not anchored, small safes
Use this fillable Personal Property Bill of Sale to list items, brand/serial, and “as-is” terms. Have both parties sign before closing day.
Want to understand how professional buyers value those inclusions/exclusions? Read How Cash Buyers Value Houses.
“Broom Clean” Defined (and How It’s Judged)
“Broom clean” means: floors swept, counters wiped, cabinets/closets empty, nails/screws removed where practical, trash hauled, and the exterior tidy. It’s not a deep professional clean unless your contract says so, but it is more than “we moved out.”
Buyer walk-throughs are quick: they verify condition hasn’t materially changed and inclusions are present. If the home feels neglected—smells, debris, or surprises—you invite re-trades or escrows.
Keys, Codes, Smart Devices & Mail
- Gather and label all keys, mail keys, community fobs, garage/gate remotes. Put them in a sealed, labeled bag.
- Factory-reset and transfer smart locks/thermostats/cameras per manufacturer instructions; provide new owner codes securely.
- Start USPS mail forwarding and put a short note for the buyer with your forwarding city/ZIP.
Walk-Through Confidence: How Buyers Evaluate You
Most buyers aren’t trying to be difficult; they just want the home they agreed to buy. This is how a savvy buyer/agent will think at walk-through:
- Condition unchanged: No new damage, no leaks, HVAC/fans work, lights on.
- Conveyances present: Appliances, rods, brackets, and listed personal property are there.
- Cleanliness: It looks and smells move-in ready—broom clean, not hazmat.
- Utilities: On for testing, with start/transfer arranged.
- Access: Keys/fobs/codes handed over after funding.
For the funds side (wires, payoffs, and recording), see Inside the Title Company: How Funds Move Safely.
Watch: How Our Process Works (2 min)
Want a 14-day plan built for your address? Call 1-800-858-0588 or get your plan.
FAQ: Pre-Closing, Walk-Throughs & Possession
When should I cancel utilities?
Never early. Request a final read for closing day (or T-1). Buyer schedules start/transfer to avoid a gap.
Do I cancel insurance before signing?
No—keep coverage until title confirms funded & recorded. Then request cancellation and any premium refund.
What does “broom clean” actually mean?
Floors swept, counters wiped, cabinets/closets empty, nails/screws removed, trash gone, exterior tidy. It’s not a deep professional clean unless specified.
Do appliances convey?
Installed appliances typically do. Free-standing items vary by market. Follow your contract and use a Bill of Sale for anything staying that’s not obviously attached.
Can buyers re-trade after walk-through?
If condition changes or inclusions are missing, buyers may request repairs/credits or escrow. Avoid this by executing the checklist and documenting meter photos.
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