What Sellers Need to Do Between Accepted Offer and Moving Day
The period between accepted offer and closing requires active participation from sellers, even though much of the visible activity involves the buyer's lender and the title company. Here is your seller checklist for the final stretch.
Seller Obligations During the Contract Period
Maintain the property: You are obligated to maintain the property in substantially the same condition it was in at the time of the contract. Do not remove fixtures, appliances, or items that are not specifically excluded in the contract.
Complete contracted repairs: If you agreed to make repairs in response to the inspection, complete them promptly and retain documentation (receipts, warranties, contractor invoices). The buyer's agent will likely verify at the final walk-through.
Cooperate with appraisal: Provide access for the appraiser. Have documentation of any significant improvements, recent updates, or unique features ready to share with the appraiser.
Respond promptly to requests: The title company, buyer's agent, and your own agent will need various items from you during the process: HOA documents, utility information, and access for final inspections. Slow responses delay closings.
Final Walk-Through
Most purchase agreements in Pennsylvania entitle the buyer to a final walk-through 24–48 hours before closing. The purpose is to verify that the property is in the condition represented in the contract (contracted repairs complete, no new damage, agreed-upon items present). Make sure the home is clean, all contracted repairs are complete, and all seller-owned items are either removed or staged for removal.
Closing Day for Sellers
In Pennsylvania, sellers do not always need to attend closing in person; your listing agent and the title company can often handle execution with a power of attorney or pre-signed documents. Confirm the process with your settlement agent. At or before closing:
Your mortgage servicer will be paid off from the proceeds
All closing costs are deducted from proceeds
Net proceeds are typically disbursed within 24 hours of closing (same day or next business day, depending on the title company's process)
Keys, garage door openers, and any other access items are transferred to the buyer
Moving Timeline Planning
Coordinate your move-out with the closing date. Plan to be fully vacated before the final walk-through. For sellers who need additional time, a post-closing occupancy agreement (rent-back) can be negotiated, where the buyer allows the seller to remain in the property for a specified period after closing in exchange for a daily rental payment. This arrangement is common in Chester County and can solve logistical timing challenges for both parties.
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