In Wisconsin. a new addition to the listing contract reads as follows;
OCCUPANCY: Unless Otherwise provided, Seller agrees to give Buyer occupancy of the Property at time of closing and to gave the Property in broom swept condition and Free of all debris and personal property except for personal property belonging to current tenants, sold to buyer or left with buyers consent. 
If a seller chooses to violate this part of the contract....the buyers can refuse to close. CAUTION WISCONSIN AGENTS: This also applies to sellers who may have vacated the premises in advance of closing.
The best surprise is no surprise...no home buyer wants the excitement of moving into their new home dampened by unwanted possessions and garbage tht a seller has left behind.
Ask your sellers if they have done their "broom sweeping" and better yet check....and leave that champagne bottle in the refrigerator to welcome them to their new home !
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Sally, great advice...especially the bottle of champagne :-) Have a great day!
It IS all about the Party...a gentle reminder to the sellers doesn't hurt...and sometimes not so gentle if they are all talk and no action....let's set our celebration date for a new friendship !
Is your contract state wide? We do not use a state wide contract. I am not sure we could because of differences in how things are done in different parts of the state.
I got involved in a whole series of emails yesterday forstalling a walk through trauma.. which might have delayed a closing on Monday. People are funny. Buyers and sellers.... my clients, the other guys clients.
We have something like "Free of all debris and personal property except for personal property belonging to current tenants, sold to buyer or left with buyers consent." in the contract we use in Central Ohio.
I think it should be nationwide...clean up your act....and don't leave garbage and dirt for the buyers...Most especially in a short sale when the buyers did a little more than most to put the deal together...they are the same buyers that forget the magic "thank you" at closing...go figure.
I'm moving to Wisconsin just so you can buy me a bottle of Moet et Chandon. If it was good enough for Queen, it's good enough for me.
I am sure Russell...we can find you the very perfect house...and lots of home inspections too...you can be a snowbird if you wish....welcome to the Badger State...if you wanna be a Badger...just come along with me...la la la...