{"id":13111,"date":"2022-04-30T11:05:15","date_gmt":"2022-04-30T18:05:15","guid":{"rendered":"https:\/\/www.homelight.com\/blog\/?p=13111"},"modified":"2025-11-14T07:45:52","modified_gmt":"2025-11-14T15:45:52","slug":"buyer-seller-still-in-house-after-closing","status":"publish","type":"post","link":"https:\/\/www.homelight.com\/blog\/buyer-seller-still-in-house-after-closing\/","title":{"rendered":"What\u2019s a Rent Back Deal? (And Two Other Reasons A Seller May Still Be in the House After Closing)"},"content":{"rendered":"<p><span style=\"font-weight: 400;\">Nothing deflates the excitement of buying a home faster than a seller who\u2019s still in the house after closing. Such a scenario truly takes the social faux pas of overstaying your welcome to a whole new level!<\/span><\/p>\n<p><span style=\"font-weight: 400;\">That said, a seller remaining in the home after closing isn\u2019t always a nightmare scenario. Given the recent <\/span><a href=\"https:\/\/www.forbes.com\/advisor\/mortgages\/housing-market-predictions\/\"><span style=\"font-weight: 400;\">low-inventory market<\/span><\/a><span style=\"font-weight: 400;\">, many sellers are requesting <\/span><a href=\"https:\/\/www.homelight.com\/blog\/sell-your-home-and-rent-it-back\/\"><span style=\"font-weight: 400;\">rent- or lease-back deals<\/span><\/a><span style=\"font-weight: 400;\">, which allow them to remain in the home for a short period of time. In these cases, you\u2019ll become the seller\u2019s landlord while they continue to live in the home temporarily.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">These deals are often quite amicable. But there are still other nightmare scenarios where a <\/span><a href=\"https:\/\/www.homelight.com\/blog\/buyer-seller-refuses-to-leave-home-after-closing\/\"><span style=\"font-weight: 400;\">seller refuses to leave on the agreed-upon date<\/span><\/a><span style=\"font-weight: 400;\">, so buyers should tread carefully in this territory.\u00a0 <\/span><\/p>\n<p>\u201cI\u2019ve had people literally crying in the driveway, moving vans in the driveway, and the other people haven\u2019t moved out yet,\u201d recalls <a href=\"https:\/\/www.homelight.com\/agents\/nicole-solari-ca-01952567-9397\">Nicole Solari<\/a>, a top agent and <a href=\"https:\/\/www.homelight.com\/blog\/surprises-buying-home\/\">first-time homebuyer<\/a> specialist in <a href=\"https:\/\/www.homelight.com\/fairfield-ca\/top-real-estate-agents\">Fairfield, California<\/a>. \u201cAnd conflicting times. Just lack of coordination, and lack of communication, is the biggest thing.\u201d<\/p>\n<p>Depending on the sellers\u2019 willingness to be reasonable and how urgently you need to move in, you\u2019ll either need to work out an agreement or engage the help of an attorney if the situation escalates. We\u2019ve got solutions and options for the specific scenario you face, whether it\u2019s:<\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You need to <\/span><a href=\"https:\/\/www.chase.com\/personal\/mortgage\/education\/financing-a-home\/rent-back-agreement\"><span style=\"font-weight: 400;\">negotiate a rent-back<\/span><\/a><span style=\"font-weight: 400;\">.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You\u2019re worried the sellers will miss the move-out deadline.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The sellers refuse to move out, period.<\/span><\/li>\n<\/ul>\n\n\n\n\n\n<div class=\"geo-cta widget-cta widget-cta--content     widget-cta--dark widget-cta--dark-blue-gradient\">\n    <div class=\"widget-element--content\">\n        <div class=\"widget-element--content-header\">\n            <img decoding=\"async\" alt=\"homelight logo\" class=\"widget-element--logo\" src=\"https:\/\/www.homelight.com\/blog\/wp-content\/themes\/ccprototypev5\/images\/logo-small-cta.png\" width=\"106\" height=\"25\" \/>\n        <\/div>\n        \n                <h3 class=\"cta-headline widget--bold\">Partner With an Agent Who Can Negotiate a Rent-Back Agreement<\/h3>\n                        <p>If you\u2019re selling your home and considering the benefits of a rent-back agreement with the buyer, partner with a top agent in your market who has the experience to make it happen.<\/p>\n        \n                <div class=\"widget-element--buttons\">\n            <a data-type=\"In Content CTA\" href=\"https:\/\/www.homelight.com\/find-agent\/quiz\/seller?#\/qaas=0\/\" class=\"cta-click-track widget-element--button\">Find Agent<\/a>\n        <\/div>\n                    <\/div>\n<\/div>\n\n\n<div id=\"section--1\" data-toc-header=\"Scenario 1: The seller asks for a rent-back in the contract\" data-toc-type=\"head\"><\/div>\n<h2>Scenario 1: The seller asks for a rent-back in the contract<\/h2>\n<p><span style=\"font-weight: 400;\">There are a number of reasons why a seller could request a <\/span><a href=\"https:\/\/www.homelight.com\/blog\/sell-your-home-and-rent-it-back\/\"><span style=\"font-weight: 400;\">rent-back deal<\/span><\/a><span style=\"font-weight: 400;\">. They may need additional time to find their next home but need the money from the home sale for their down payment. Or they may simply need more time to move due to a variety of life circumstances. <\/span><\/p>\n<p><a href=\"https:\/\/www.webuyhousesinpennsylvania.com\/we-buy-houses-scranton-wilkes-barre-pa\/\">Ryan David<\/a>, a real estate investor in Pennsylvania, recalls one recent rent-back deal he participated in where an older woman wanted to sell her home after her husband passed away, but she needed more time to sort through all of the belongings they had accumulated during their life together. The funds from the sale of her home, coupled with the rent-back agreement, gave her time to downsize and find a new place to live.<\/p>\n<p>\u201cIt was beneficial for her just to sell it to us and then just rent it back for a period of time,\u201d David says.<\/p>\n<p>Still others may be building their next home, and maybe it\u2019s the construction crew that needs more time. <a href=\"https:\/\/www.homelight.com\/agents\/edie-k-waters-mo-00227824\">Edie Waters<\/a>, a <a href=\"https:\/\/www.homelight.com\/kansas-city-mo\/top-real-estate-agents\">Kansas City<\/a> agent with 28 years of experience under her belt, says this used to be one of the most common reasons someone requested a rent back deal.<\/p>\n<p>\u201cIt\u2019s typically when the seller is building a new home and the construction is delayed by a few days or weeks,\u201d Waters explains.<\/p>\n<p>These situations aren\u2019t the norm when it comes to buying or selling a home, but they\u2019re far from extraordinary. About <a href=\"https:\/\/www.nar.realtor\/blogs\/economists-outlook\/nearly-20-percent-of-sellers-move-out-after-leaseback-period\">20% of sellers moved out during a rent-back period<\/a>, a 2017 survey by the National Association of Realtors\u00ae found. In contrast, 50% moved out during the period between when they accepted an offer and when the sale closed.<\/p>\n<p>In a hot market where sellers may have trouble finding their next home, these deals are <a href=\"https:\/\/money.com\/coronavirus-home-sale-leaseback\/\">undoubtedly becoming more common<\/a>. Buyers may even find themselves trying to stand out in a bidding war by offering a seller a requested rent-back deal.<\/p>\n<h3>What to do?<\/h3>\n<p>Depending on your situation, a rent-back could represent a welcome offer or a housing headache. It all hinges on your flexibility, accommodations, and timeline.<\/p>\n<h4>1. Weigh the pros and cons of a rent-back for your situation<\/h4>\n<p><b>Pro: Sweeten the pot<\/b><b><br \/>\n<\/b>Being flexible with a seller\u2019s move-out options can help you stand out in a <a href=\"https:\/\/www.homelight.com\/blog\/how-is-the-housing-market-right-now\/\">competitive market<\/a>. Agreeing to a rent back could be the ticket to securing an offer in the first place.<\/p>\n<p>\u201cI believe the added value I was able to give the seller propelled my offer to the top of the pile on each occasion,\u201d says <a href=\"https:\/\/webuyhousesindenver.org\/\">Shaun Martin<\/a>, a real estate investor with properties in Colorado, Florida, and Indiana. Martin has done three rent-back deals in the past year.<\/p>\n<p><b>Con: You\u2019ll need to <\/b><a href=\"https:\/\/www.homelight.com\/blog\/pros-and-cons-of-renting-your-home\/\"><b>play landlord<\/b><span style=\"font-weight: 400;\"><br \/>\n<\/span><\/a><span style=\"font-weight: 400;\">When the seller rents the property back from you, you assume the <\/span><a href=\"https:\/\/www.steadily.com\/faq\/5-landlord-responsibilities\"><span style=\"font-weight: 400;\">role of the landlord<\/span><\/a><span style=\"font-weight: 400;\">. That means any unexpected issues, like a burst pipe, broken fridge, or failed AC, are now up to you to handle.<\/span><\/p>\n<p><b>Pro: Money in the bank<\/b><b><br \/>\n<\/b>This isn\u2019t a free deal for the sellers. They\u2019ll be obligated to compensate you. To work out a prorated daily rate, divide the monthly payments (including\u00a0 insurance and taxes) on your new home by the number of days in the month.<\/p>\n<p><b>Con: You\u2019ll need another place to live in the meantime<\/b><b><br \/>\n<\/b>Depending on your housing situation, a lease-back contingency could leave you homeless, or scrambling for temporary housing. It\u2019s one thing if you\u2019ve still got a few weeks left on your lease. It\u2019s another if you\u2019re in the middle of moving cross-country with kids in tow and expected to be able to move in by a certain date.<\/p>\n<p>In a tight rental market, finding another place to live could be a challenge. In 2021, CNBC reported that <a href=\"https:\/\/www.cnbc.com\/2021\/08\/11\/rental-bidding-wars-heat-up-as-economy-improves-in-tight-housing-market.html\">bidding wars were becoming more common<\/a> for <i>rentals<\/i>, with landlords receiving dozens of applications for a property from prospective renters.<\/p>\n<h4>2. Set up a detailed lease or contract<\/h4>\n<p>The rent back isn\u2019t a handshake deal. Just like any rental agreement, you\u2019ll want to work with your agent or real estate attorney to nail down the <a href=\"https:\/\/www.thebalance.com\/how-are-seller-rent-backs-after-closing-handled-1798821\">terms of the agreement<\/a>, including:<\/p>\n<ul>\n<li>Term of the rent-back period \u2014 the rent-back should last <a href=\"https:\/\/www.consumerreports.org\/buying-a-home\/rent-back-agreements-buying-a-home\/\">no longer than 60 days<\/a>. Any longer, and the property is classified as an investment residence instead of primary residence, and the terms of your mortgage will likely need to change.<\/li>\n<li>The amount the seller is expected to pay in rent per day<\/li>\n<li>The party responsible for utilities<\/li>\n<li>The buyer\u2019s rights to enter the property<\/li>\n<\/ul>\n<p>West Virginia real estate agent <a href=\"https:\/\/www.homelight.com\/agents\/patrick-lyons-wv-0029329\">Patrick Lyons<\/a>, recommends that buyers get sellers to agree to the terms of a rent-back agreement before closing.<\/p>\n<p>\u201cAs a buyer, the biggest leverage you have is \u2026 you could just say \u2018well, I&#8217;m not going to close,\u2019\u201d Lyons says. \u201cIn my experience, it&#8217;s always best to have the agreement signed before you close so everybody knows what is going on and what&#8217;s supposed to happen.\u201d<\/p>\n<p>Of all these terms, setting the daily rental price is key. In a tight rental market \u2014 <a href=\"https:\/\/www.bloomberg.com\/news\/articles\/2022-02-15\/how-much-are-home-rents-rising-prices-surge-by-record-in-hot-us-housing-market\">single-family home rental prices rose 7.8% in 2021<\/a>, per Bloomberg \u2014 you should take into consideration both the mortgage payment, plus any insurance and tax costs you\u2019ll be responsible for, in addition to the market rate for rentals in your area. If the market rate for rent is higher than your mortgage, you could make some money off the agreement.<\/p>\n<p>You can also tack on a premium for the inconvenience: \u201cI\u2019ve had sellers pay up to $500 a day to stay in a home,\u201d says Waters. If you\u2019re willing to be flexible, you can make a quick buck leasing back the property.<\/p>\n<p>The buyer can also ask for a daily fee if the seller stays beyond the agreed date, and a security deposit for damages incurred during the rent back.<\/p>\n<p>You might also consider asking the seller to put some money into an <a href=\"https:\/\/www.homelight.com\/blog\/how-escrow-works\/\">escrow account<\/a> as an incentive to get them to move out quickly. If the seller moves out on or before the agreed upon end of the rent back deal, they\u2019ll get this money back. If they don\u2019t, they\u2019ll forfeit the cash.<\/p>\n<p>And the initial agreement should spell out exactly what will happen if the sellers fail to move out by the agreed-upon date. That way, you\u2019ll feel secure in knowing that you\u2019re protected from the beginning of the agreement.<\/p>\n<h4>3. Get the right insurance coverage<\/h4>\n<p><span style=\"font-weight: 400;\">Since you won\u2019t be living on your property, the sellers will need to get renter\u2019s insurance to cover the belongings in the home in the event of <\/span><a href=\"https:\/\/www.trustedchoice.com\/renters-insurance\/coverage-faq#faqitem_0\"><span style=\"font-weight: 400;\">fire, theft, or vandalism<\/span><\/a><span style=\"font-weight: 400;\">. Your <\/span><a href=\"https:\/\/www.homelight.com\/blog\/buyer-what-does-homeowners-insurance-not-cover\/\"><span style=\"font-weight: 400;\">homeowners insurance<\/span><\/a><span style=\"font-weight: 400;\"> won\u2019t provide coverage to the property because you\u2019re not living in it. You should require proof of insurance before agreeing to a rent-back contract.<\/span><\/p>\n<h4>4. What happens if the seller needs more time in the house as the rent-back term approaches its end?<\/h4>\n<p>If a seller approaches you asking for more time at the end of a rent-back deal, you have a few options.<\/p>\n<p>The first is to grant them their extension. If you\u2019re also <a href=\"https:\/\/www.homelight.com\/blog\/buyer-how-to-rent-your-house\/\">renting<\/a>, you can talk to your landlord about extending your lease, or you can see about renting a place on a month-to-month basis.<\/p>\n<p>Then, have the sellers sign a new rent-back agreement, with increased fees to encourage them to move out promptly.<\/p>\n<p>You can also refuse \u2014 but be warned, you may end up in eviction court. Both Martin and David have seen cases where rent back deals resulted in evictions.<\/p>\n<p>In David\u2019s case, the seller had to be evicted after they began doing damage to the property and refused to pay rent. David\u2019s company asked the seller to move out or start paying, but they refused.<\/p>\n<p>\u201cWe had to actually go to an eviction court,\u201d David says.<\/p>\n<p><span style=\"font-weight: 400;\">To avoid a nightmare where a seller refuses to move out, an <\/span><a href=\"https:\/\/www.homelight.com\/blog\/use-and-occupancy-agreement\/\"><span style=\"font-weight: 400;\">airtight lease agreement<\/span><\/a><span style=\"font-weight: 400;\"> is key. Martin recommends working with an attorney to draw up the agreement to ensure that a judge will side with you if you end up in eviction court. <\/span><\/p>\n<p>\u201cA real estate attorney will ensure all the i&#8217;s are dotted and t&#8217;s crossed,\u201d Martin says.<\/p>\n<p>\u201cYou will be able to sleep well at night knowing that you and your interest in your new home-to-be are protected by the law. The few hundred dollars you spend making sure the deal is done right is an insurance policy in case the deal goes sideways.\u201d<\/p>\n<div id=\"section--2\" data-toc-header=\"Scenario 2: You discover a house full of stuff during the final walkthrough\" data-toc-type=\"head\"><\/div>\n<h2>Scenario 2: You discover a house full of stuff during the final walkthrough<\/h2>\n<p><span style=\"font-weight: 400;\">It\u2019s 24 hours before closing, and you arrive at the house for a <\/span><a href=\"https:\/\/www.homelight.com\/blog\/buyer-final-walkthrough-checklist\/\"><span style=\"font-weight: 400;\">final walkthrough<\/span><\/a><span style=\"font-weight: 400;\">. You expect to open the doors and see the home in a <\/span><a href=\"https:\/\/www.homelight.com\/blog\/house-walkthrough\/\"><span style=\"font-weight: 400;\">\u201cbroom clean\u201d state<\/span><\/a><span style=\"font-weight: 400;\">, which means swept, vacuumed, and free of debris or excess stuff you haven\u2019t agreed to keep.<\/span><\/p>\n<p>Instead, you enter a home packed with junk: closets full of old winter coats, heavy bureaus in the bedrooms, piles of stuff everywhere. It\u2019s clear from the moment you walk in that the seller isn\u2019t going to meet their move-out deadline.<\/p>\n<p>Whether the sellers left a basement full of seasonal decorations and heavy furniture or just flat-out refuse to leave your new home, you\u2019ll need to reopen those lines of communication and consider striking a compromise.<\/p>\n<h3>What to do<\/h3>\n<p>Stay calm, cool, and collected, and then take care of the following.<\/p>\n<h4>1. Double-check your contract<\/h4>\n<p>If it looks like the sellers won\u2019t be out by the date you agreed to, the first step is to confirm the details of your contract to make sure they didn\u2019t ask for extra time after closing.<\/p>\n<p>You might be 100% confident that you\u2019re on the same page, but mixed signals happen when you\u2019re managing so many details.<\/p>\n<p>It can\u2019t hurt to confirm once more what\u2019s in writing (note that it\u2019s common for buyers to <a href=\"https:\/\/homeguides.sfgate.com\/normal-time-move-after-closing-house-48896.html#:~:targetText=Buyers%20often%20agree%20to%20give,to%20vacate%20the%20property%20completely.targetText=If%20you're%20apprehensive%20about,time%20after%20closing%20to%20vacate.\">allow a week to 10 days for the seller<\/a> to vacate after closing).<\/p>\n<h4>2. Work out a compromise<\/h4>\n<p>The purchase contract is crystal clear. Now, it\u2019s T-minus 24 hours before the sellers agreed to leave, but based on the condition of the house, you have strong reason to believe they\u2019re not going to make the deadline.<\/p>\n<p>Before you threaten legal action, try compromising with the seller. Perhaps there was a miscommunication or last-minute emergency on their end.<\/p>\n<p>\u201cMy advice to everyone is always the same: I try to work it out first,\u201d says <a href=\"https:\/\/schorr-law.com\/attorneys\/zachary-schorr\/\">Zach Schorr<\/a>, a Los Angeles-based attorney with nearly two decades of experience in the world of real estate litigation. \u201cIf they\u2019re not getting out, it can be quicker to get them to agree on a certain date rather than spending a month or two in court.\u201d<\/p>\n<p>If you need to start moving things in, perhaps you can offer the seller <a href=\"https:\/\/homeguides.sfgate.com\/normal-time-move-after-closing-house-48896.html\">limited storage in the garage<\/a> for a couple of days after closing. Make sure to discuss these options with your agent \u2014 and, if possible, a real estate attorney \u2014 to ensure you aren\u2019t incurring any liability for items that don\u2019t belong to you!<\/p>\n<h4>3. Delay closing and withhold funds in escrow<\/h4>\n<p><span style=\"font-weight: 400;\">If you haven\u2019t signed the final <\/span><a href=\"https:\/\/www.homelight.com\/blog\/buyer-documents-needed-to-buy-a-house\/\"><span style=\"font-weight: 400;\">closing paperwork<\/span><\/a><span style=\"font-weight: 400;\"> yet \u2014 don\u2019t. Once you close, you lose leverage. The sellers have the cash <\/span><i><span style=\"font-weight: 400;\">and<\/span><\/i><span style=\"font-weight: 400;\"> the house at that point.<\/span><\/p>\n<p>\u201cYour only leverage is to say, \u2018I&#8217;m not going to close until these things are gone.\u2019 And that&#8217;s the purpose of the final walkthrough,\u201d Lyons says.<\/p>\n<p>Agree to a delayed post-closing move-out date with the seller, and keep some of the closing funds in escrow until they\u2019ve fulfilled their end of the deal.<\/p>\n<p>For a first-time buyer, delaying closing might sound like a headache, but Waters says it\u2019s a non-event for most agents. In fact, an agent will often plan for a closing mid-week so if you need to push it back 24 to 48 hours, you can still close in the same week.<\/p>\n<h4>4. Haul the stuff yourself and decide whether it\u2019s worth suing over<\/h4>\n<p><span style=\"font-weight: 400;\">Let\u2019s say you make it to the <\/span><a href=\"https:\/\/www.homelight.com\/blog\/buyer-closing-on-a-house-checklist\/\"><span style=\"font-weight: 400;\">closing table<\/span><\/a><span style=\"font-weight: 400;\">, receive the keys, and start moving in. You then find the seller left more than a few small items behind: There\u2019s still equipment in the shed, boxes in the attic, and piles of junk in the hall closet. You\u2019ve asked your agent to contact the seller and requested that they come back to remove their possessions.<\/span><\/p>\n<p>Radio silence.<\/p>\n<p>At this point, you\u2019ve got two main choices:<\/p>\n<ol>\n<li>Cut your losses. Toss, donate, or otherwise get rid of the stuff yourself. (Are any of the items worth keeping?)<\/li>\n<li>Keep track of what it costs to remove the items and sue the seller for the expenses.<\/li>\n<\/ol>\n<p>Schorr once had a case where the seller of an estate left a ton of junk behind, and the buyer wound up spending several thousand dollars to have it removed. The purchase contract didn\u2019t specify that the seller would leave the items, so the sellers were in clear violation of contract.<\/p>\n<p>The buyer decided not to bother with small claims court, knowing the case would be long and drawn-out, and that paying a lawyer and showing up for court would ultimately be more expensive than what the buyer paid to get rid of the junk.<\/p>\n<p>But, that\u2019s not always the case, Schorr reasons: \u201cit\u2019s up to the buyer to determine if the cost of removal is <a href=\"https:\/\/www.thinkglink.com\/2018\/09\/28\/can-a-home-buyer-sue-these-sellers-for-leaving-some-belongings-behind\/\">worth suing over<\/a>.\u201d<\/p>\n<div id=\"section--3\" data-toc-header=\"Scenario 3: You\u2019re in the driveway with your moving truck, and the sellers won\u2019t leave\" data-toc-type=\"head\"><\/div>\n<h2>Scenario 3: You\u2019re in the driveway with your moving truck, and the sellers won\u2019t leave<\/h2>\n<p>You pull up to your new home in a van packed tight with your belongings, only to discover the sellers haven\u2019t moved out yet. Maybe you\u2019re <a href=\"https:\/\/www.chicagotribune.com\/real-estate\/sc-housing-1219-glink-tamkin-20181214-story.html\">running up against the end of your lease<\/a>, and if they\u2019re not out within the week, you\u2019re homeless. Or, maybe like<a href=\"https:\/\/www.biggerpockets.com\/forums\/51\/topics\/463819-closed-on-purchase-of-the-property-the-sellers-wont-move-out\"> this investor in Idaho<\/a>, your seller moved <i>more<\/i> things into the house and even installed an additional satellite dish to the roof.<\/p>\n<p>Bottom line \u2014 you\u2019re ready to move in, and your seller isn\u2019t moving out.<\/p>\n<h3>What to do<\/h3>\n<p>With closing paperwork signed and the deed in hand, you\u2019re now the rightful owner of this property. However, getting the sellers to move won\u2019t be as simple as asking them nicely to leave or changing the locks while they\u2019re out. You\u2019ll need to tread carefully to avoid any legal blowback.<\/p>\n<h4>1. Talk to your agent about next steps<\/h4>\n<p><span style=\"font-weight: 400;\">Reach out to your agent ASAP. In phone-tree fashion, your agent will contact the <\/span><a href=\"https:\/\/www.homelight.com\/blog\/what-is-listing-agent\/\"><span style=\"font-weight: 400;\">listing agent<\/span><\/a><span style=\"font-weight: 400;\"> and broker to bring everyone up to speed, with the goal of helping the seller vacate the home before the situation escalates further.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Your real estate agent will also be able to connect you with reputable <\/span><a href=\"https:\/\/www.homelight.com\/blog\/real-estate-attorney-fees\/\"><span style=\"font-weight: 400;\">real estate attorneys<\/span><\/a><span style=\"font-weight: 400;\"> in the area\u2026because chances are high you\u2019ll need one at this point.<\/span><\/p>\n<p>Use your agent as a resource to find an attorney, then vet your attorney candidates with the following questions:<\/p>\n<ul>\n<li><b>How many <\/b><a href=\"https:\/\/real-estate-law.freeadvice.com\/real-estate-law\/buy_sell_a_home\/holdover_home_seller.htm\"><b>seller holdover<\/b><\/a><b> cases have you handled?<\/b><b><br \/>\n<\/b>Try to get a feel for how often the attorney deals with this type of scenario and whether it\u2019s a type of case he or she gets hired for regularly.<\/li>\n<li><b>How many of your cases end up in court?<\/b><b><br \/>\n<\/b>Once holdover cases reach court, a long and expensive process ensues. Check if the attorney has a history of settling or mediating these disputes \u2014 avoiding court saves you time and money in the long run.<\/li>\n<li><b>How long do you expect this case to take?<\/b><b><br \/>\n<\/b>Attorneys well-versed in holdover cases should be able to ballpark how long the case will take based on previous experience.<\/li>\n<\/ul>\n<p>With an attorney by your side, you\u2019ll be in a position to start the eviction process if necessary.<\/p>\n<h4>2. Send a demand letter<\/h4>\n<p>An attorney will help you submit what\u2019s called a <a href=\"https:\/\/www.nolo.com\/legal-encyclopedia\/free-books\/small-claims-book\/chapter6-4.html\">demand letter to the sellers<\/a>. A demand letter describes your problem (you closed on a house but the owners won\u2019t move out) and what actions you need the other party to take (vacate the property). It\u2019s the first step in resolving an issue, and in <a href=\"https:\/\/www.nolo.com\/legal-encyclopedia\/demand-letter-settle-dispute-30105.html\">one-third of all potential disputes, a demand letter leads to resolution<\/a>.<\/p>\n<p>When a seller won\u2019t vacate the property even after delivering the demand letter, you\u2019ll need a legal resource who\u2019s well-versed in tenant\/property laws in your state.<\/p>\n<p>\u201cYou can\u2019t just change the locks or force the sellers out without the proper process, or they\u2019ll sue you,\u201d Schoor explains. That means it\u2019s a good idea to bring on a lawyer at the very beginning of a seller holdover, even if only to work behind the scenes.<\/p>\n<p>Once a seller remains in the home after closing, they\u2019ve basically become your tenant. <a href=\"https:\/\/www.investopedia.com\/terms\/r\/retaliatory-eviction.asp\">Forcing them out<\/a> by changing the locks or intimidation, or <a href=\"https:\/\/la.curbed.com\/2017\/4\/19\/15360412\/renters-rights-los-angeles-california-eviction\">entering the property without notice<\/a>, can lead to retaliation lawsuits.<\/p>\n<h4>3. Check your state laws<\/h4>\n<p>Getting a seller to vacate the property is similar to evicting a tenant, though how long the process will take depends on where you live. <a href=\"https:\/\/lawatlas.org\/datasets\/state-eviction-laws\">Most states<\/a> have unlawful detainer statutes that fast-track the dispute to trial within 45 to 60 days.<\/p>\n<p><a href=\"https:\/\/www.thebalancesmb.com\/what-is-an-unlawful-detainer-4159555\">Eviction processes<\/a> do vary state by state, but they generally follow this formula.<\/p>\n<ol>\n<li>You file a <a href=\"https:\/\/www.thebalancesmb.com\/what-is-a-notice-to-quit-2125264\">complaint<\/a> with the court. You\u2019ll need to <a href=\"https:\/\/www.civillawselfhelpcenter.org\/self-help\/evictions-housing\/evictions\/information-for-landlords\/87-filing-a-formal-eviction#step-3-prepare-and-file-a-summons-and-complaint\">file the appropriate paperwork<\/a> and in some cases <a href=\"https:\/\/www.mysmartmove.com\/SmartMove\/blog\/true-cost-eviction.page\">pay a small fee<\/a> (an average of $50).<\/li>\n<li>From here, the person being evicted can:\n<ol>\n<li>Move out<\/li>\n<li>Contest the complaint<\/li>\n<li>Not respond at all<\/li>\n<\/ol>\n<\/li>\n<li>If the seller challenges the complaint (sometimes called an <a href=\"https:\/\/www.thebalancesmb.com\/what-is-an-unlawful-detainer-4159555\">unlawful detainer<\/a>), the trial will take place within 30 to 45 days. If the seller doesn\u2019t respond, the court will often rule in favor of the buyer.<\/li>\n<li>The complaint goes to <a href=\"https:\/\/www.civillawselfhelpcenter.org\/self-help\/evictions-housing\/evictions\/what-to-expect-at-an-eviction-hearing\/213-formal-eviction-hearings\">trial<\/a>. If the seller shows up, both the buyer and seller will present their points. If the seller is a no-show, the judge typically sides with the buyer and grants eviction.<\/li>\n<li><a href=\"https:\/\/www.thebalancesmb.com\/writ-of-possession-2124965\">Writ of execution or possession<\/a>. If the judge rules in favor of the buyer, a marshall or sheriff will deliver the eviction notice. From there, the person will have between three and five days to vacate, depending on the state.<\/li>\n<\/ol>\n\n\n\n\n\n<div class=\"geo-cta widget-cta widget-cta--content     widget-cta--dark widget-cta--dark-blue-gradient\">\n    <div class=\"widget-element--content\">\n        <div class=\"widget-element--content-header\">\n            <img decoding=\"async\" alt=\"homelight logo\" class=\"widget-element--logo\" src=\"https:\/\/www.homelight.com\/blog\/wp-content\/themes\/ccprototypev5\/images\/logo-small-cta.png\" width=\"106\" height=\"25\" \/>\n        <\/div>\n        \n                <h3 class=\"cta-headline widget--bold\">Get a Free Home Value Estimate<\/h3>\n                        <p>Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home&#8217;s last sale price, and other market trends to provide a preliminary range of value in under two minutes.<\/p>\n        \n                <div class=\"widget-element--buttons\">\n            <a data-type=\"In Content CTA\" href=\"https:\/\/www.homelight.com\/simple-home-value\/quiz?#\/qaas=0\/\" class=\"cta-click-track widget-element--button\">Get Estimate<\/a>\n        <\/div>\n                    <\/div>\n<\/div>\n\n\n<p>Eviction can be a long, complicated, and emotional process. You shouldn\u2019t resort to it unless you\u2019ve exhausted all other options to compromise and negotiate with the seller.<\/p>\n<p>Thankfully, this type of extreme situation is rare: \u201cKnock on wood, but I\u2019ve been selling real estate for 25 years, and our team will sell over 500 homes this year, and I\u2019ve never had this happen,\u201d Waters says.<\/p>\n<p>The moment you realize the move-out isn\u2019t moving smoothly, loop your agent in and consider consulting an attorney. When the seller lingers like a bad smell, you need to start protecting yourself using the leverage you still have, whether that\u2019s crafting an airtight rent-back lease, keeping funds in escrow, or filing a formal letter of complaint. Don\u2019t let a seller\u2019s refusal to leave defeat your achievement of buying a home.<\/p>\n<p><i>Disclaimer: Information in this blog post is meant to be used as a helpful guide, not legal advice. If you need legal help with a seller holdover situation, please consult a skilled lawyer.<\/i><\/p>\n<p><i>Header Image Source: (Di_An_h \/ Unsplash)<\/i><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Getting the keys to your new home is an exciting time. But what do you do if the seller is still in the house after closing? Here\u2019s your game plan.<\/p>\n","protected":false},"author":263,"featured_media":31203,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"cybocfi_hide_featured_image":"","footnotes":""},"categories":[192,646,341],"tags":[],"class_list":["post-13111","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-for-buyers","category-making-offers","category-closing"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.0 (Yoast SEO v27.0) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>What to Do When the Seller Is Still in the House After Closing<\/title>\n<meta name=\"description\" content=\"Getting the keys to a new home is exciting. But what do you do if the seller is still in the house after closing? Here\u2019s your game plan.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.homelight.com\/blog\/buyer-seller-still-in-house-after-closing\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What\u2019s a Rent Back Deal? (And Two Other Reasons A Seller May Still Be in the House After Closing)\" \/>\n<meta property=\"og:description\" content=\"Getting the keys to a new home is exciting. But what do you do if the seller is still in the house after closing? Here\u2019s your game plan.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.homelight.com\/blog\/buyer-seller-still-in-house-after-closing\/\" \/>\n<meta property=\"og:site_name\" content=\"HomeLight Blog\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/gohomelight\/\" \/>\n<meta property=\"article:published_time\" content=\"2022-04-30T18:05:15+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2025-11-14T15:45:52+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/hl-blog.homelight.com\/wp-content\/uploads\/2019\/12\/seller-still-in-house-after-closing-1.png\" \/>\n\t<meta property=\"og:image:width\" content=\"1500\" \/>\n\t<meta property=\"og:image:height\" content=\"800\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" \/>\n<meta name=\"author\" content=\"Courtney DuChene\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:creator\" content=\"@CourtneyDuChen2\" \/>\n<meta name=\"twitter:site\" content=\"@gohomelight\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Courtney DuChene\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"16 minutes\" \/>\n<!-- \/ Yoast SEO Premium plugin. -->","yoast_head_json":{"title":"What to Do When the Seller Is Still in the House After Closing","description":"Getting the keys to a new home is exciting. 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