Buy · Contract to closing
Seller hasn't moved out yet? Possession and the final walk-through in Florida
It’s the day before closing. You pull up for the walk-through, and there’s still a moving truck in the driveway. Deep breath! It happens, and there’s a plan for it.
When do you get the keys?
On the Florida Realtors/Florida Bar contracts, the seller hands over possession at closing, unless you both agree otherwise in writing. Keys, garage openers, mailbox keys and gate codes come with it.
If the seller needs a few extra days, that’s called a leaseback (or post-occupancy): the seller stays on as your short-term guest after closing. It should be agreed in writing before closing, never a handshake at the curb.
What the walk-through is for (and what it isn’t)
| It is for | It isn’t |
|---|---|
| Checking that agreed repairs were done | A second home inspection |
| Confirming the home is in the same condition (normal wear aside) | A time to ask for new repairs |
| Making sure included items are still there | A chance to renegotiate the price |
| Testing that systems run: AC, water, appliances |
I schedule it as close to closing as possible, so nothing can happen in between, and after the movers leave, so you see the home empty.
My walk-through checklist
- AC and heat run; water heater works
- Appliances in the contract are there and working
- Faucets, toilets and showers run and drain
- No new leaks, stains or dings from the move
- Agreed repairs done, with receipts
- Keys, openers, mailbox keys and gate codes
- Trash and personal items gone (unless you agreed otherwise)
- Pool equipment running, if there’s a pool
Bring a phone charger to test a few outlets. Small thing, quick peace of mind.
Want the full version? Download my Final Walk-Through Checklist (free PDF, no sign-up). Print it, bring it, check it off.
If the seller needs to stay after closing
A short leaseback can work well for both sides. Put these in writing:
| Put in writing | Why |
|---|---|
| Move-out date and time | No guessing |
| Daily cost | Covers your mortgage, taxes and insurance for those days |
| Money held back at closing | Protects you if there’s damage or a late move-out |
| Utilities and upkeep | Avoids “who pays?” texts |
| What happens if they don’t leave | A daily charge, and how the holdback is handled |
Make two quick calls first. Your lender: loans for a home you’ll live in come with move-in rules. Your insurance agent: your policy may treat a seller living there differently. I’m happy to connect you with partners I trust for both. The seller’s side of this is in leasebacks after closing.
Something wrong at the walk-through?
Tell me right away, before you sign anything. Most fixes fall into three buckets:
- The seller fixes it before closing
- The seller gives you a credit at closing
- Money is held back until it’s fixed (an escrow holdback)
A short delay to sort it out beats closing on a surprise. Here’s where the walk-through fits in the contract-to-closing timeline.
Closing soon?
I’ll be at the walk-through with you, checklist in hand, and help sort out anything that isn’t right before you sign.
Frequently asked questions
Can I move my things in before closing?
Only if the seller agrees in writing. Early move-ins raise real questions for both sides, like insurance, damage and what happens if closing gets delayed, so most buyers wait for closing day.
What if the seller doesn't leave when the leaseback ends?
A holdback and a daily charge in the agreement give you leverage before it gets that far. Past that point it's a legal matter, outside the scope of a real estate license, so you'd want a Florida real estate attorney (and I'm not one).
Sources
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