My Buyers Almost Didn't Get the Home They Were Promised

My buyers closed on their first home in Plainfield last month, on schedule and with the keys in hand. But less than 24 hours before that happened, it wasn't clear they were going to get the home they'd actually agreed to buy.

These buyers came to me through a referral from a past client. The house they fell for had been sitting on the market a while and needed real work, so we built their offer around a full market analysis instead of the listing price, and got under contract at a number that reflected the home's actual condition.

Here's what happened:

What the Final Walkthrough Found

The day before closing, we did the final walkthrough, the standard step where you confirm the home is in the condition both sides agreed to before ownership changes hands. This one turned up a real problem. The seller was still in the process of moving out, and the home was nowhere near the broom-swept condition the contract required: empty of belongings and reasonably clean, not spotless, but livable and clear.

What Happened on Closing Day

My buyers went to the attorney's office to sign as planned. Back at the property, the seller's move-out was still in progress. I stayed at the house for about two and a half hours, monitoring it in person and keeping both my buyers and the attorney updated as things changed, so my buyers could focus on signing instead of wondering what was happening at the house.

Once the seller finally cleared out, I did a second walkthrough. The belongings were gone, but the home still wasn't in the condition the contract called for. There was cleaning and cleanup left that wasn't going to get done before the deal needed to close.

At that point, my buyers had two options: accept the home as-is, or push back. We pushed back. Working with the attorneys on both sides, we negotiated a credit to cover the additional cleaning and supplies needed to bring the home to the condition my buyers were promised. They closed on schedule, got their keys, and got a credit to cover what the seller hadn't finished.

What This Means If You're Buying a Home

A signed contract doesn't mean the deal is done. A seller running behind on move-out isn't something a buyer can prevent, but it doesn't have to derail a closing either, and it's exactly what the final walkthrough exists to catch before you take ownership, not after. Catching the problem is only half of it. What happens next, whether that's a negotiated credit, a short delay, or funds held in escrow until the work is done, is what actually protects you.

Quick Answer: What Happens If a Seller Isn't Out by Closing Day?

If a final walkthrough shows a seller hasn't vacated or the home isn't in the condition the contract requires, closing doesn't have to move forward as-is. Depending on the contract terms, options can include a negotiated credit, a short delay, or funds held in escrow until the condition is met. In this case, the resolution was a credit negotiated through both parties' attorneys, and the sale closed on schedule.

Buying a home doesn't stop being work the moment you're under contract. Sometimes the last 24 hours before closing are where the most needs to get sorted out, and that's exactly what happened here.

If you're thinking about buying in Plainfield, Morris, or anywhere else in Grundy County and surrounding towns, I'd love to help you find yours.

Let's connect or send me a message anytime or or call/text me at 815-693-5757.

I work with buyers and sellers across Morris, Plainfield, Minooka, Channahon, Coal City, and all of Grundy County and surrounding areas.

– Christy Schmaedeke 🐾