Toni Weidman Homes for Sale -Florida Luxury

Do I Get to Stay in My Home For A Week After Closing?


Do I Get to Stay in My Home For A Week After Closing?

This is a question I get asked quite often when I bring a signed offer back to my sellers. They may have originally moved to Florida from a state where their contracts gave them time in the home after the closing.

In Florida, at least my area of New Port Richey to Hudson, day of closing is day of possession - it says so in our contracts. Thinking about that, I thought of the complications of seller possession after closing;

house changing hands

  • The insurance nightmare. Insurance companies won’t extend insurance past the day of closing so what if something happens during that week? The new owner’s insurance might not pay if the insurance company finds out they haven’t take possession yet.
  • What if the previous owner damages or breaks something in the home during that occupation, A second final walk-through is always recommended prior to the move out.
  • Many buyers need to move in right away because they have sold their home and would have nowhere to live for that week.
  • Many loans dictate that the buyers have to occupy the home.
  • Many new owners would want a large deposit if they could give the old owner that extra week; this would be wise along with an written agreement.

As an agent, I always try to discourage the sellers from wanting to remain in the home for a time after closing: there are so many liabilities on both sides.

moving truckIf they insist, I explain that the buyer will want rent for that time period. Some are horrified that they would be asked to pay rent for THEIR home - I gently remind them that after closing it is no longer their home; and they are asking the buyer to take all the liability so the buyer should get rent.

Most sellers opt to move out on the closing day or prior to it. But if they do insist and the buyer is willing, all exigencies should be carefully worked into an addendum.

Call Toni and Craig Weidman - we have 21 years of home sales in New Port Richey to Hudson and beyond. 727-237-0083 or 727-359-9518

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Do I Get to Stay in My Home For A Week After Closing?


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Comment balloon 141 commentsToni Weidman • March 12 2012 06:13AM


I like to do a final walkthrough immediately before heading to the closing table.  With possession at closing, we expect the home to be vacant and free of any "leftovers" the previous owner does not want.  Also, any inclusions such as appliances need to be there at walkthrough.  It's not possible to do that if the home is still occupied.

Posted by Mike Carlier, More opinions than you want to hear about. over 8 years ago

Toni, We have a final walk-through usually the day of closing, then it's off to the closing table where all papers are signed, money is distrbuted and keys are handed to the lucky buyers!

Posted by Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Home and Condo Specialists (The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803) over 8 years ago

Toni - The norm for me is a final walk through the day before to make sure everything is as it should be.  At times we actually do the the walk through the day of closing it all depends on the buyers schedule.  I'm never comfortable with home sellers renting the home after closing.  Too many things can go wrong.

Posted by John McCormack, CRS, Honesty, Integrity, Results, Experienced. HIRE Me! (Albuquerque Homes Realty) over 8 years ago

Mike - I always do a final walk-thru prior to closing; however, if the buyer allows the seller to stay for any length of time after closing, a second final walk-through should be part of the addendum.

Larry & Sheila - that's the way I like to do it too.

John - I'm never comfortable with occupancy after closing by the seller.

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

Hey you...congrats on the feature....great post...yes, here in WI typically closing day is possession day...things get a little hairy otherwise

Posted by Kristin Johnston - REALTOR®, Giving Back With Each Home Sold! (RE/MAX Realty Center ) over 8 years ago

Holdovers too often turn into headaches. The realtors and lawyers then pay the price with extra work that no one wants to pay for.  I advise my sellers to vacate no matter what they have to do. In the rare instance of a holdover I advise them that they just sold the house for the sales price less the amount held in escrow. Whatever they receive from the escrow  is a bonus. I have seen buyers effectively have a 24 or 48 hour final inspection and they often find something to complain about that they would not find in a standard pre-closing walk through.

Posted by David J. Stiles over 8 years ago

Very good advice for home sellers.  Rent backs can lead to multiple issues.

Have a wonderful week.

A carnation for you....

Posted by Roy Kelley (Realty Group Referrals) over 8 years ago

Congratulations on the featured post. I will bookmark this and share it with others.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 8 years ago

Good and informative post.  Here in Texas we do a lease back even if it is for one day to avoid some of these issues.

Posted by Paula McDonald, Ph.D., Granbury, TX 936-203-0279 (Beam & Branch Realty) over 8 years ago

My clients almost always seem to be in this boat. My average client is in their 80's and want to pay for the new home with the sale of the old home rather than a loan. In addition, they'd like to paint or add shelving or other storage to the new home (since they are all downsizing) before moving in. Sometimes they are able to rent the property for a week or two. More often, they are forced to get a short term loan so they can close on the new property a bit earlier. Neither solution is ideal.

Posted by Lori Salzman, Boston, MA move manager and home stager (Room To Improve) over 8 years ago

I see that many times myself.  Out and clean on the day of closing...schedule the utilities to be shut off a day after the scheduled closing just in case there is a delay. Same instructions, always!

Posted by Gary L. Waters Broker Associate, Bucci Realty, Fifteen Years Experience in Brevard County (Bucci Realty, Inc.) over 8 years ago

In this lending environment, I encourage seller leasebacks.  There is nothing worse than a seller moving out, cat, kid and canary in the moving truck and the loan officer at Bank of the Northern Hemisphere says "sorry, we didn't really think y'all wanted to close on THAT date". 

Posted by Jeanne Gregory (RE/MAX Southwest) over 8 years ago

I like to do a final walk thru 3 days before the closing. This is a kind reminder to the sellers that the buyers wants possession of their house as soon as it closes.

Posted by Les & Sarah Oswald, Broker, Realtor and Investor (Realty One Group) over 8 years ago

I have answered this holdover question with math...You may stay, but you have to make the new mortgage payment which seemed to settle the question amicably...P.S....they did not stay

Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) over 8 years ago
Nice post. I do all in my power to make sure that the right person is in the right place at closing!!
Posted by Alison Klump, GRI, BPOR, AHWD (Legacy Realty & Associates) over 8 years ago

HI Toni, congrats on the feature and on the well written post. Many sellers do have this idea that they can stay for free in their house.... until you explain. Well done!

Posted by Sandy Acevedo, RE/MAX Masters, Inland Empire Homes for Sale (951-290-8588) over 8 years ago

Toni, in our area the norm is that the sellers receive three days occupancy after closing. I've only had complications arise because of the occupancy one time and that was about 10 years ago. Usually it's pretty smooth. But it is easier and smoother when it's vacant. I can certainly see the wisdom in immediate occupancy.

Posted by Shannon Jones, Long Beach CA Real Estate (The Shannon Jones Team) over 8 years ago


Great post, I think some people have that emotional attachement to their home, and it is difficult to break.  You explained it very well, sometimes logic does not make a dent in one's perception, immediately.  A

Posted by Ron and Alexandra Seigel, Luxury Real Estate Branding, Marketing & Strategy (Napa Consultants) over 8 years ago

Same thing here. Either way, taking possession day of closing or taking possession X days after closing has potential problems.

Sellers must move beofre closing.


Sellers damage things after closing.

Posted by Than Maynard, Broker - Licensed to List & Sell - 405-990-8862 (Coldwell Banker Heart of Oklahoma) over 8 years ago

Hi Tony,  Ironically, just put a listing under contract where they offered to let the seller stay past closing.  I suggested it only with an agreement and who would be responsiblr for utils, etc.

Posted by Bill Gillhespy, Fort Myers Beach Realtor, Fort Myers Beach Agent - Homes & Condos (16 Sunview Blvd) over 8 years ago

We always have to deal with each individual situation but the best one is to deliver a vacant home to the buyer at closing! 

Posted by Marge Piwowarski, Phoenix AZ Horse Property, LLC (Phoenix AZ Horse Property) over 8 years ago

Toni - congratulations on the feature!  Our contracts provide for an option of possession on closing or a lease back. 

Posted by Barbara Hensley, Homes for Sale in Rockwall County, Texas (RE/MAX Properties) over 8 years ago

For years it was standard to be closing plus three days, now thank goodness most are possession on closing - much easier for all. 

Posted by Jo Olson, Retired - HOMEFRONT Realty @ LAKE Roosevelt (HOMEFRONT Realty) over 8 years ago

Toni- congrats on the Feature.  I'm not a Realtor but have bought and sold many houses.  In all cases, we've been out of the home before we closed on it. However, you're right that the Buyer needs to be aware of all contingencies should a buyer ask to stay in the home after it is no longer theirs. 

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) over 8 years ago

Hi Toni,  Congrats on the feature.  Here in the Wild West, we still give the sellers time to move out in most cases.  It is unusual for the buyers to get possession at time of closing unless the home is vacant.  It drives me crazy because once you buy something it is yours and you should have possession.  One of these days.

Posted by Belinda Spillman, Colorado Living! (Aspen Lane Real Estate Colorful Colorado) over 8 years ago

We have an article that our local attorney for the Washington Association of REALTORS wrote several years ago that we provide in our client packets for both sellers and buyers and it discusses this very topic. With more homeowners needing to sell before moving into a new place and simultaneous closings (or near simultaneous) wreaking havoc with timing of possession, we see more of this now than in the past 10 years. It's a very real issue and glad to see you addressing it in this forum so others can learn good ways to address it.

Posted by Reba Haas, Team Reba, CDPE (Team Reba of RE/MAX Metro Eastside over 8 years ago

Wow. I have never heard of this.  THat's amazing & the liability is outrageous.  We are "closed & funded" too for posession.  Unless there is a lease back.  Rare occasion though.

Posted by Kristin Moran, San Antonio,TX - Real Estate - 210-313-7397 (Owner - RE/MAX Access - over 8 years ago

I agree that the post closing possssion is a can of worms that is very difficult to handle, so many "what ifs" come into play. 

Posted by Eileen Hsu, LICENSED REAL ESTATE SALESPERSON (Douglas Elliman Real Estate) over 8 years ago

My broker has a term for post-closing possession...NO!  Don't even ask...always NO!

Posted by Bea Lueck (Coldwell Banker Rox Realty) over 8 years ago

You know what's funny? I thought you were referring to yourself! haha. Sure you do! You've earned it!

Posted by Greg Nino, Houston, Texas (RE/MAX Compass, formerly RE/MAX WHP) over 8 years ago

In California, possession can be whatever the contract states. For Example, a specific date that may be after closing. Buyers/Sellers are aware of this way up front so insurance, lease, rent, etc. are all determined upfront. 

Posted by Blatt + Cutino, Broker-Associate 831/206-8070*Call today* (Keller Williams Coastal Estates) over 8 years ago

Toni ~ I usually have it written into the contract that if the "Seller" stays in the home any amount of time after close, they will pay anywhere from $75 -$150/day. That pretty much motivates most to move out in time. Congrats on the feature!

Posted by Jon Eliason (EXIT Realty Advantage Pagosa, Pagosa Springs, Colorado) over 8 years ago

Great Post.. I am interested in seeing how different this situation is handled in different locations. In NY the lawyers hold money in escrow and usually there is an agreed daily rental fee. Still we always discourage sellers from staying after the closing and buyers from letting them... Congratulations.. 

Posted by Beth and Richard Witt, Long Island Cash Home Buyer 516-330-6940 (Long Island Cash Home Buyer) over 8 years ago

Toni  Settlement and possession coincide in VA.  I will stand on my head to discourage post - settlement occupancy by the seller.  Congrats on the feature

Posted by Karen Kruschka, - "My Experience Isn't Expensive - It's PRICELESS" (RE/MAX Executives) over 8 years ago

Toni - I had one last year where the seller DID remain in for 5 days after the closing.....they were an older couple, their daughter had recently passed on and they were down-sizing........we did an addendum to the contract that they would remain in for up to one week after closing, keep all utilities in their name, pay rent and agreed to pay for any damages that might occur while the movers were there. All went well but I was SO HAPPY when it was over and my people actually had their new home!

It is something I do NOT recommend and would always try to talk all parties out of! Just too many possibilities.

Posted by Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional, Palm Harbor, Dunedin, Clearwater, Safety Harbor (Charles Rutenberg Realty) over 8 years ago

By the way, congratulations on the feature! Way to rock!!!!

Posted by Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional, Palm Harbor, Dunedin, Clearwater, Safety Harbor (Charles Rutenberg Realty) over 8 years ago

Educating the seller on the local practices is always important, especially with something like a post closing staying in the home. 

Posted by Morgan Evans, LICENSED REAL ESTATE SALESPERSON (Douglas Elliman Real Estate) over 8 years ago

Thank you, everyone, for your comments. I think everyone is in agreement that this is not a great idea even if everything is spelled out and signed. The feature was a surprise to me and I will return the comments as soon as I can.

Richie #14 - I like that and will remember it!

Belinda - that would drive me crazy too.

Bea - I like that one too :)



Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

Hi Toni, congrats on the feature!  We get this question more often now and with so many closings being delayed because of loan processing I understand the seller's concerns.  They are often worried about having moved out and the deal not going through at the last minute.  

Posted by Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES, Florida Waterfront and Country Club Living (Tropic Shores Realty - Ich spreche Deutsch!) over 8 years ago

Very good advice to share. If you are looking at selling your home, then you better have a back up plan as to where you are going to live after the home sells and how quickly you can get out.

Posted by Bud & Beth McKinney, Cary/Raleigh/Apex NC - The Team That Cares, RE/MAX United (RE/MAX UNITED) over 8 years ago

Silvia - that is a concern since the lenders seem to pay no attention to the closing date on the contract. My last two closings were late by 2 weeks but luckily they were both vacant.

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago


Interesting challenge for folks moving from one area to another area where the typical way of handling this is DIFFERENT!

We have a home under contract where we spent more time negotiating on that point than the other items in the offer.  It worked out, but everyone has a different prespective and feeling about what matters to them.

All the best, Michelle

Posted by Michelle Francis, Realtor, Buckhead Atlanta Homes for Sale & Lease (Tim Francis Realty LLC) over 8 years ago

Toni, it's same day in LA county and 2 days after in Orange county.  Can be an issue.  Kristine :)

Posted by Kim & Kristine Halverson, Sisters, Realtors (Compass) over 8 years ago

I will not close on escrow until the home is vacant unless the tenant agrees to stay after being approved for the property. Too much liability

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

My company policy  is that we do not allow sellers to stay in the home after closing. There was a huge lawsuit about 10 to 12 years ago here in Phoenix and that's when we all stepped back and stopped allowing 3 days after escrow move-in-date.  No! NO! NO!

Posted by Anna Banana Kruchten Arizona's Top Banana!, 602-380-4886 (HomeSmart Real Estate BR030809000) over 8 years ago

Hi Toni, I have not had that question asked in a while, it must be because of all the distressed properties we are selling. I so gree with you, it can be such a nightmare if the sellers stay.  I like a clean break, seller's out when the property closes, buyers in! Love your little assistant!

Posted by Kathy Stoltman, Ventura County Real Estate Consultant 805-746-1793 (Rockwood Realty) over 8 years ago

I think it would be very risky for a seller to remain in the home.  Great advice on requiring a contract and rent.  I guess I would ask the seller if they they were in the other shoe would they agree to allow a seller remain after the closing?  Probably not if they really thought it through.

Posted by Beth Paterson, CRMP, NMLS #342859 (Reverse Mortgages SIDAC, LLC, NMLS #1790592) over 8 years ago

I know possession at closing is difficult for some sellers, but so many problems can occur after the closing.  Congratulations on the featured post.  Well deserved.

Posted by Kay Van Kampen, Realtor®, Springfield Mo Real Estate (RE/MAX Broker, RE/MAX) over 8 years ago

I have always advised clients against seller staying in the property... I would rather extend the closing date... or if necessary, have the seller pay the buyer's rate lock.. so the seller can stay in the house for a longer period of time.

Posted by Joan Whitebook, Consumer Focused Real Estate Services (BHG The Masiello Group) over 8 years ago

Texas contracts have an addendum specifically for this, not to exceed 90 days.  We usually take the buyers' new mortgage and divide it out per day.  However, if 2-3 days is needed, we usually do a "courtesy" move-out at no charge. It's once it gets past 3 days, it's not "fair" for the buyer to pay taxes, insurance, interest, and utilities on a house they don't get to move into.

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - over 8 years ago

Like Donna said (Comment #51), for a day or two, we ususally do it at no additional cost. However we do discourage the whole idea. If at all possible, it is best to hand over the keys to the buyer at the same time the money is handed over to the seller.

Posted by Joni Bailey, Your Huntsville / Lake Livingston Area REALTOR® (101 Main St. Realty) over 8 years ago

Good post, it is such a catch 22 for sellers because their bigges fear is it not closing then they have left the house vacant - there are pros and cons to each, but it is really a decision that is best made on a case by case basis.

Posted by Robyn Heathcock (IRG Real Estate) over 8 years ago


Out of the house by settlement is the norm around here. Anything else presents unique problems.


Posted by Richard Iarossi, Crofton MD Real Estate, Annapolis MD Real Estate (Coldwell Banker Residential Brokerage) over 8 years ago

Toni - Possession on day of close is the default in our contract though it is often changed to 3 days after close of escrow.

Posted by Christine Donovan, Broker/Attorney 714-319-9751 DRE01267479 - Costa M (Donovan Blatt Realty) over 8 years ago

Hi Toni - In some jurisdictions, if the seller stays after closing then the seller may be considered to be a tenant and would therefore fall under that jurisdiction's tenant and landlord legislation.  It could be difficult to remove the seller (now tenant) from a property.

Posted by FN LN over 8 years ago

Great points Toni.  All too often what starts out as a polite gesture of hospitality ends up turning into a really ugly mess.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) over 8 years ago

Hi Toni,

In our area it used to be standard to give the seller three days after closing to move.

Now it is not standard, but still common.


Posted by Phil Leng, Phil Leng - Retired (Retired) over 8 years ago

There is no such thing as free rent is one way to look at it or explain it.

Posted by Cheryl Ritchie, Southern Maryland 301-980-7566 (RE/MAX Leading Edge over 8 years ago

There are so many things that "can" go wrong when the seller stays on in the home after closing. If this is indeed agreed to then a buttoned up contract addendum is a must. And a rental fee should be expected without question.

Posted by Charlie Dresen, Steamboat Springs, CO e-Pro (Steamboat Sotheby's International Realty) over 8 years ago

I get this question from a lot of our friends purchasing a home from the New York and Penna. area.


I believe it is customary in some areas.


Great Post!

Posted by Coldwell Banker Camelot Realty, Homes for Sale Mount Dora Realtor (Coldwell Banker Camelot Realty) over 8 years ago

Toni.... This is a great post, one that has not been written about... at least in a while.  Like FL, here in CT you take possession the day of closing.  However, it can be worked out for the sellers to stay in the home (if agreed upon by all parties concerned) and rent it back from the buyers.  The rent would not be what it was when they (the sellers owned the property) but what the current buyers have as a mortgage rate.

Posted by Valerie Osterhoudt, ABR, Cromwell, CT Real Estate ~ 860.883.8889 (Johnson Real Estate, Inc.) over 8 years ago

As other have mentioned there are all sorts of complications that would be at hand if the seller stays. The first thing you could tell them is that at closing it is no long in the terms of the seller "My Home". They give up that right in the transaction. The actual possession or right of ownership in Texas is also tied to the "Funding" so a buyer is not the actual owner until "Closing AND Funding" so a seller can maintain possession until the Checks are issued at the Title Company.

Posted by Tony Hager, Broker (United Realty Texas) over 8 years ago

Toni, I get asked that question a lot as well, so I mention that scenario to my sellers, and let them know that most buyers are not buying a house to rent it out. If it is in buyers interest ( like if they have a couple months left on their current lease), some will do a rent back, but most lenders only allow a max of 60 days. There has to be a rent back agreement, and seller should expect to pay a security deposit, and whatever the mortgage amount is for the new buyer ( but sometimes less). It;s hard to do a final walk-thru when house is still furnished and people are living in it. It has it's risks, but sometimes it is in both buyers and sellers best interest. Sellers need to be prepared to do a temp rental somewhere and possibly put there stuff in storage if new owner will not agree to a rent back. And if the sellers are buying another house, they should think to ask if they can do a pre-settlement occupancy agreement. I think it's best to avoid both whenever possible because of the risks and liabilities. Actually, having a buyer move in before closing can be a nightmare if the deal falls apart. It can then take months to have them evicted at sellers expense, and good luck putting it back on market while trying to evict a buyer whose financing fell through at last minute becasue buyer got laid off a week before closing, or went out and bought a new can and furniture, etc.

Posted by Jeff Pearl, Full Service Full Time Realtor (RE/MAX Distinctive / LIC in VA) over 8 years ago

Toni - great post! I have never experienced this situation. In SC, possession is normally at closing. But, I can imagine it would be a nightmare. Seems to me if one is ready to close on their house, they should be ready to vacate at that time as well. Like any other purchase, a new homeowner should have the right to possess what they just paid for...thanks for presenting the situation!

Posted by Rachel Tipton (KingOne Properties International) over 8 years ago

Given the large number of loans that fall through at the closing these days, an extra day or 2 for the sellers to move out is understandable.  Lately I have had the buyers moving in the same time the sellers are moving out.  

Posted by Jim Pirkle (Harvest Realty LLC) over 8 years ago

This always poses a dilemma for the seller and it is why you must have a substantial amount of money in escrow.

What if...the sale doesn't close? This could be for any reason or for no reason. The buyer may just decide to walk, money lost or not. The lender, if the home is financed, may decide at the last minute with a final review not to fund the loan?

So, well before closing and the seller packed up and move out you need substantial deposit to ease the pain of a failed closing AND the financing contingency waived. I'm not sure that I would pack up and move out under any other conditions.

Posted by Bob Pisa, Broker Associate, Commitment, Service, Satisfaction... (Downing-Frye Realty, Inc. Naples, FL) over 8 years ago

Have you never had a deal fall apart at the closing table? I will tell you that common here is 48 hours after. I have never had to deal with a lease back as the agent, but remembering way back when I purchased my first house, I leased the home back to the sellers for 1.5 months after closing while their new home was finishing up with the build.

Rarely do we see possession at closing here. Even on bank deals, possession isnt until funding and that is NOT time of closing, its roughly 24-48 hours after.

I believe FHA standards say that a FHA home owner must make the home their residence within 30 days of closing.

Posted by Rachel Purser, SFR e-certified (Prudential American Realty Center - Pickerington, Ohio) over 8 years ago

We advise our sellers strongly against post-closing occupancy.  In NYC the Housing Court is such a mess that purchasers should never take the chance that the sellers could establish tenancy and have to be evicted.  It would take at least six months to get them out.

Posted by Kate Akerly, Manhattan Beach Residential Sales (Kaminsky Group) over 8 years ago


A perennial problem for uninformed sellers.

Most of the ones I have run across want to make sure it closes before they even think about moving.

Possession prior to closing can create just as many headaches as the reverse.

A good feature for you!  Congrats.

Posted by John Dotson, The experience to get you to the other side! (Preferred Properties of Highlands, Inc. - Highlands, NC) over 8 years ago

Yes, real estate is local. 30 daysd after close is customary in my area, although it is becoming less so. Insurance is handled with renter's insurance for the buyer during those 30 days in addition to hazard. Moving out prior to close is great until a closing crashes. Then it can be a mess.

Posted by Ron Tiller (Star Referral - Grand rapids MI) over 8 years ago

In New Mexico, it is possible to do a lease back. However, in our experience, the lenders, insurance companies and underwriters are not supportive of this buyer and seller agreement. In the end, if there is an offer and the home goes under contract, the seller needs to move. Yes, it is a challenge especially when final loan approval is often at the last minute. Excellent post and congratulations on the feature.

Posted by Emily Medvec, Realtor | Serving Santa Fe & Northern NM (eXp Realty LLC) over 8 years ago

Your post is right on target.  I usually discourage people from doing this.  But even worse is a buyer who takes early possession.  That is fraught with all sorts of issues.

Posted by Kathryn Maguire, Serving Chesapeake, Norfolk, VA Beach ( (757) 560-0881) over 8 years ago

Congrats on the feature.  It is interesting to learn that this is a more prevalent issue than I would have suspected.  In any event, I strongly urge my sellers to vacate in advance of closing for their own protection.  So far, so good.

Posted by Beverly Couch-Burnham, Realtor®,, Your Tampa Bay Home Connection® (The Burnham Realty Group) over 8 years ago

We get this question asked a lot in Flagstaff, too. I discourage it as well for these reasons. This is a helpful list to help people understand why it's not a good idea. A lot of times they feel it should be easy, and don't think about all the liability that it could create.

Posted by Sylvie Stuart, Home Buying, Home Selling and Investment - Flagsta (Realty One Group Mountain Desert 928-600-2765) over 8 years ago

Rachel - no, in 21 years, I have not had a deal fall apart at the closing table.


Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

The complications are endless.

Posted by Harley Wilcox, Harley Wilcox (West Group Real Estate) over 8 years ago

Thank you all for your input; it is interesting to see how things are handled in different areas: none being wrong or right but just different.

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

A nightmare scenario, although I've done rent-backs.

But a holiday lease should be used not a regular lease.

Easier to get them out if they decide they never want to go.

Posted by Peter Lake, Associate Broker (Harborside Sothebys International Realty) over 8 years ago
If they do any sort of lease back, it is best to have an attorney handle that paperwork so there are not further complications. I had a lease back a few years ago and it ended up with the seller being evicted from the home 2 months later. Many short sale lenders make all parties sign that seller will not do a lease back.
Posted by Rob Arnold, Metro Orlando Full Service - Investor Friendly & F (Sand Dollar Realty Group, Inc.) over 8 years ago

Toni,  I, like you try to discourage the seller staying in the house past the closing date.  There are so many things to think about to protect both parties and potential for problems is endless.  Great post.

Posted by Debora Nichols, Realtor Anthem,Phoenix,Scottsdale,Glendale,Peoria (Residential Sales, Purchases, Investors, Vacation Homes) over 8 years ago


Another question would be insurance.  Is the seller still covered after the sale???

Posted by Dennis and Sunshine Smith - REALTOR®, Making a Difference 4U in San Diego Real Estate (RE/MAX Connections) over 8 years ago

Good Post!  In our rural area, the buyer rarely takes possession at closing unless the home is vacant.  30 days after close is typical, of course it all depends on what is negotiated.  I can see the problems that would arise from both sides!

Posted by Mary Jo Green, ABR, BPOR (Century 21 Smith Realty Group) over 8 years ago

Hi Toni.

Congratulations on the Feature!

I had a couple of ugly misunderstandings early in my career and I've learned to address the question of seller possession after closing at the time of the offer.  A common scenario is close on Thursday morning, so the seller can close on their new house on Thursday afternoon.  Then seller has seller possession till noon Saturday, so he can move out on Friday and then clean Friday night and Saturday morning.  I arrive with buyers Saturday at noon, do another walk-through and get the keys.  Then the buyer has Saturday afternoon and Sunday to move in.

The NC Real Estate Commission has a Seller Possession after closing form, to be used only for possession of seven days or less.  Seller typically pays buyer rent per diem, equal to the buyer's mortgage interest for that time period.

If the parties are agreeable, it works out fine.  If the buyers insist on possession at closing, seller has to accommodate them.

Posted by Dianne Goode, Realtor/Broker (Raleigh Cary Realty) over 8 years ago

When the funds have been transfered is when Possession takes place & Keys are handed over. In TX the Sellers can rent the house.

Posted by Samantha Smith, Sam I Am Houses, Simply Texas Real Estate (214.422.0729 over 8 years ago

Here in PA our contracts say that buyer takes possession imediately after closing. A recommendation that I make for anyone who is trying to buy and sell at the same time is to make some kind of temporary arrangements to tide them over. I know the sell mine to buy yours is common today but there are so many things can can go wrong before you actually get to the table, back up plan, back up plan, back up plan.


Posted by Nicole Callender (Century 21 Gold) over 8 years ago

Hi Toni- I agree, way too many "what if's" for post settlement occupancy. I've only had to do it 2 times in all my years of real estate. Fortunately, there were no issues.

Posted by Amanda S. Davidson, Alexandria Virginia Homes For Sale (Amanda Davidson Real Estate Group Brokered By eXp Realty) over 8 years ago

Toni, great post.  I advise our Agents to never, ever allow a Seller to stay after closing, and never, ever allow a Buyer to move in prior to closing.  There are too many (bad) things that can (and do) happen, and there is too much liability and too little protection for everyone involved.

It may be more inconvenient for the Buyer and Seller, but in the long run it will be better for everyone to avoid this situation.

I am reminded of one of our Agents who allowed the Sellers to remain after closing...he said my words were ringing in his ears as he stood outside the home hosing down the yard and house, as the house next door burned and flames and embers brushed his customer's home.

99.9999% of the time, nothing will happen, but.....

Posted by Scott Berry (Sand Castle Realty Group, Inc.) over 8 years ago

It is customary in our area for buyer to take possession 7 to 21 days after close when a home is occupied.  We have seen a number of closings not go through due to finances or job loss even as close as day of close. That leaves the seller with all of their belongings "somewhere" and an unsold home.  When there are seller paid closing costs, the seller has essentially prepaid a lot of the buyers expenses for the first month.  I have been fortunante enough to have never had a bad experience with damages or any other problems with possession after close. 

Posted by Kris Rillema (Leading Edge Realty LLC) over 8 years ago

I can see both sides of this coin.  It would suck for someone on a tight budget to move out prior to closing to find that the deal does not close, and they have 2 homes to pay for.


Posted by Roger Newton (Roger Newton Real Estate) over 8 years ago

Thinking about this whole thing, perhaps the best response is, "Yes, you can stay in your house, but you have to sleep on the couch."

Posted by Peter Lake, Associate Broker (Harborside Sothebys International Realty) over 8 years ago

Sellers just don't realize the problems that a delayed change of occupancy may create.  It's probably a reaction to the shock of receiving an offer, when reality sets in that it's time to move.

Posted by Eric Kodner, CRS, Madeline Island Realty, LaPointe, WI 54850 - (Madeline Island Realty) over 8 years ago

The question I get asked the most after the offer has been accepted is "If I find another house, can I get out of this one?". At this point I just look at them right in the eyes and say "NO!"

We are living in a time that people think they can do what ever they want, no consequences.

Posted by Diana Roca (Century 21 Camelot Realty Inc.) over 8 years ago

This issue and any others should be resolved in advance of an offer, shouldn't it, to avoid any conflicts.

Posted by Kimo Jarrett, Pro Lifestyle Solutions (WikiWiki Realty) over 8 years ago

Toni, I've copied and pasted this post in word and added it to my listing package. Thanks! I get this question a lot as well. 

Posted by Mitch Muller - Charlotte NC Real Estate, Certified Residential Specialist (ProStead Realty Charlotte, NC CRS SRES over 8 years ago

My first broker (who came to CA from FL by the way), said he knew of a couple that closed on their house and went back home and went to sleep.  The buyers and the moving van were sitting outside the house, waiting to get in!  I guess the agent didn't make the moving out concept clear to the sellers....??? 

Posted by Tamara Perlman (Referral Network Inc.) over 8 years ago

In our area we often give 7 to 10 days after closing. As others say, possession at closing is a nightmare for sellers who move out and the deal falls apart at closing. Never push it here... but we are more laid back in the midwest.

Posted by The Derrick Team - Indy Metro Realtors, Your Pet Friendly Realtors (Carpenter Realtors) over 8 years ago

Hi Toni, we are almost neighbors!  I came from Baltimore where staying was common.  It is difficult with day of closing being day of possession, especially when so few close on schedule.  I have had many a buyer/seller sleeping on air mattresses while waiting for title companies, underwriters, etc.

Posted by Bob Miller, The Ocala Dream Team (Keller Williams Cornerstone Realty) over 8 years ago

Hi Toni,   You are correct, it surely can be a bucket of worms if they are not out by closing. In my 20 years in RE I have been involved in 1 or 2 rentbacks and one case where the buyer let the seller stay for free for a month. There were no problems on any of them, but I think we were just lucky.

Posted by Wayne Jackson, North Idaho Realtor, Serving Coeur dnullAlene and Hayden Lake (Lakeshore Realty 208-714-4109) over 8 years ago

I discourage the seller from renting back - usually - but circumstances are individual. I have an escrow with a buyer who cannot move in till November 1 and the seller who does not retire till October. Perfect fit as the buyer wants to purchase now and rent back for 7 months to the seller.

Posted by Steve Davis, Carlsbad CA (Davis Coastal Properties) over 8 years ago

In Central Ohio possession of an occupied is rarely at closing; it is custom to allow the seller3-5 days to move out. I have never had an issue with this in 32 years of selling real estate

Posted by Joe Jackson, Clintonville and Central Ohio Real Estate Expert (Keller Williams Capital Partners Realty) over 8 years ago

Congratulations on the feature! I have had clients who did a rent back for a few days, a week, etc. It worked, but I don't like it.

And then....

There was the one.....

I couldn't attend the closing, there was a bad snow storm. The buyers did not do a walk through because of the storm.

Three days later I get a call from OUR attorney....Andrea, we have a problem. How can we get our seller out of the house? Now she claims she didn't understand that by selling the house it meant she had to move.

I will say no more. Except a buyer with a great sense of humor is always a good thing.

Posted by Andrea Swiedler, Realtor, Southern Litchfield County CT (Berkshire Hathaway HomeServices New England Properties) over 8 years ago

As this blog shows - customs about possession tend to vary regionally.

Current thinking according to the Georgia Association of Realtors is that post-closing possession beyond 30 days may be construed as mortgage fraud on the part of the new buyers (who signed a doc stating this would be their primary residence) and in any case possession after closing should NEVER be accompanied by a reference to a rental or lease period.

I've had only a few cases of possession after closing, and they have virtually always led to trouble.  I avoid it.

Posted by Jeanne Dufort, Madison and Lake Oconee GA (Coldwell Banker Lake Country) over 8 years ago

Possession at closing and anything else is a rental agreement between the buyers and sellers.  That makes it clean and safe for me and my Broker.  i never suggest it as it can lead to unknown problems.

Posted by Ric Mills, Integrity, Honesty, and Vast Real Estate Knowledge (Keller Williams Southern Az) over 8 years ago

Your post is very timely.  In NC the buyer takes possession at close and I too discourage seller possesion after close.  The 2 times I have had clients do it (against my advice) it has turned out to be a nightmare.  I spent weeks after closing dealing with the drama that ensued.

Posted by Jennifer Manchester, GRI, ePRO, ASP - Broker/Home Stager (Suburban Properties of Charlotte, LLC ) over 8 years ago

California has sections of the purchase contract and an additional addendum that addresses possession. It's not uncommon to see "Close of Escrow +2 days) when a seller occupies a property. They are usually out of the house already, but it allows them to clean up and be completely out with a little less stress.

Posted by Valarie Swanson, San Diego Real Estate (CENTURY 21 Award) over 8 years ago

THANK YOU!!!  I am dealing with this situation now.  My buyers are ready to get IN and the sellers are asking for a week to get OUT after closing.  The sellers home state of Michigan apparently allows them to stay 30 days after closing, and this is their second home.  My thoughts are - it's not my buyers fault you haven't started packing!  Sellers should beware they need to be prepared to MOVE on or before closing.  

Posted by Lorelei Bennasar, PA (Redfin) over 8 years ago

When putting together the offer or counter offer I suggest possession two days post close.  What happens when (and I know none of you have experienced this) the seller is out day of closing and there is a snag in buyers' credit or some other of a littany of possible problems, and the deal doesn't close?  The seller is "all dressed up with no where to go". 

Posted by Vance Winslow (RE/MAX First) over 8 years ago

Toni, you couldn't have said it better. I like to do the final walk through just before heading off to closing. I am ALWAYS relieved when the sellers have moved and the house is ready for the buyers to take possesion. That is the best way to avert any complications.

Posted by Bernadette James, Broker-Associate, Keller Williams Realty SW (Serving Sugar Land, Missouri City, Richmond and Pearland) over 8 years ago

They got the check at closing & they still want to stay? Does that seem right if the shoe was on the other foot?

Posted by Lyn Sims, Schaumburg Real Estate (RE/MAX Suburban) over 8 years ago

We do the final walk thru the night before if the closing is early or right before.

Posted by Linda Gurtel, CRS (Coldwell Banker Residential Brokerage) over 8 years ago

Rarely is occupancy after a closing an issue around here...though it is coming up more and more as transactions become longer and longer and the escrow process continues to  be full of hiccups.   I have a buyer right now where the seller has made such a request.  It's a coop so it is a real pain and frankly my buyer does not want to rent the unit to them.  She has been living out of a box for six months.  We are working things out now.  But I'm not thrilled that this suddenly came up because the sellers haven't closed on their new home yet. 

Posted by Ruthmarie Hicks (Keller Williams NY Realty - 120 Bloomingdale Road #101, White Plains NY 10605) over 8 years ago

Great post Toni. Possession at closing is so much easier; any other way can cause extreme headaches and problems for both parties. That addendum better be very detailed.

Posted by Dominique Britton, Experience the Difference in Real Estate Services ( Realty LLC - 678.250.5022) over 8 years ago

Oh, Toni~a nightmare all the way around!  Mostly, for us, the realtors!!!  I draw my line in the sand when people (tho rarely, but a couple of them have) ask if this is an option. It probably happens more often when the home is the one they live in fulltime, unlike most of my listings, which are usually vacation homes.

Then, you have the procrastinators...a whole 'nother ball of wax. The first home my husband and I bought together was a FSBO, and we literally had to help the owners pack up...they were dragging their heels so much that they still had an entire garage full of throw-away stuff the day before we were to close and take possession. The guy cried, didn't want to leave, even though they had built a brand new home to move to. It was AWFUL.

Posted by Gayle Rich-Boxman Fishhawk Lake Real Estate, "Your Local Expert!" 503-755-2905 (John L Scott Market Center) over 8 years ago

When a seller asks me this question, I quickly hand them over to the attorney to get filled in on all the things that could go wrong in that scenario. 

Posted by Sandy McAlpine, Search Lake Norman Homes For Sale - Lake Norman NC (RE/MAX EXECUTIVE) over 8 years ago

Toni, You had an amazing 113 post responses to your blog.  This shows it is a topic that Realtors
want to share input in.  In Northwest Ohio some areas have always been 30 days for Seller possession
after closing.  Times are changing though.  My current office addresses this issue in the offer to purchase
so there are no questions after closing regarding occupancy.  More Sellers are now giving possession within a few days of closing. Closing is when we get word from the title company that the new deed has been publicly recorded and funds exchanged. 

I had a different experience, though. Last August I sold a condo that hadn't been listed.  The seller said up front they weren't going to be moving until their child graduated in 2012. I asked for a one-time showing w/commission.  My buyer really liked & wanted  their condo after I showed it.  Buyer knew upfront possession couldn't be for a year.  The Seller gave my single Buyer the option to pay $10,000 less in sale price w/Seller paying no rental fee to buyer for 1 year OR Buyer could pay $10,000 more in sale price w/Seller paying lower monthly rental amount for 1 year.  The buyer opted for the lower sale price.  We had an occupation agreement drawn up with terms agreeable by all parties.  Seller paid monthly condo fees during occupancy and provided buyer Home Warranty plan. Seller switched their insurance to renters insurance coverage.


Posted by Susan Hale, Re/Max Northwest Ohio Realtor (Re/Max Realty of Defiance,Inc.) over 8 years ago

Here in Victoria, BC it is quite common to have the completion date the same as possession. If I represented the Buyer, I would certainly want my client to have possession immediately after completion.

Posted by Bruce McCallum, Homes In Victoria BC (DFH Real Estate, Victoria, BC 800-668-2272) over 8 years ago

Great Post Toni, I have found this to vary greatly depending on the norm of practice in the local area.

Having practiced real estate for 17 years where possession was day of closing and another 17 plus years where it was customary to give the seller x number of days movet, I slept better my 1st 17 years!

Lincoln Henry Gill - Active Lion Real Estate


Posted by Lincoln Gill (Active Lion Real Estate) over 8 years ago

Hi Toni,

(Close of escrow) COE + 1, or +2, or a leaseback period, whatever it is, it needs to be part of the initial offer and agreed upon by both parties. That way no insurance issues or misunderstandings can occur. Better to be safe than sorry, everyone understands that!

Congrats on the feature!!

Posted by Dimitri Matsis-REALTOR® (818) 599-6083 (Troop Real Estate Inc. Westlake Village CA) over 8 years ago

Gayle that must have been one of those nightmares!

Susan - that is really different - glad it worked out!

Thank you all.

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

I too think it is a good idea to have the home empty on closing day.  Sometimes we have to allow COE+1 or COE+2. 

Posted by Michael Blue, REALTOR - 760-889-8877, Encinitas/Carlsbad (Home Smart Realty West) over 8 years ago

Too many excellent a listing agent, I always make sure they understand the day they must be out and have the home in a condition suitable for the new backs are so very unwise....

Posted by Leslie DeLuca, No One Knows The Monterey Peninsula Like DeLuca (DeLuca Real Estate ) over 8 years ago

Toni - Somtimes we have the seller rent back from the new owner. It is all legally set up between the lawyers and money is held in escrow until the seller (renter) moves from the house. I have personally used this when I purchased my home and have had two clients make these arrangements. 

Sometimes the banks will not lock in the rates past a certain period and the seller has not been able to close on their new home. This arrangement can ensure that the buyer doesn't lose their great rate and the sellers are not out of a place to live.  

Posted by Mary Seidel, Associate Broker (Syracuse Realty Group) over 8 years ago

Unless arrangements are made in advance you need to be out for the new owners.  Now there are lease back situations on occasion.

Posted by Gene Riemenschneider, Turning Houses into Homes (Home Point Real Estate) over 8 years ago

Dear Toni,

Once in a while, it is necessary for the buyer to settle before the seller can move out, but generally, it is easier to move the closing to a date convenient for both. Sellers often get shocked that the rent they would have to pay is so much more than the mortgage was for the house they bought 23 years ago. Of course, if they bought 7 years ago, it might be cheaper.

Posted by Dörte Engel, ABC - Annapolis, Bowie, Crofton & rest of Maryland (RE/MAX Leading Edge) over 8 years ago

Toni, my answer would be "NO", "What part of NO do you not understand" and here is a list of moving companies to assist you one moving out prior to closing!

Posted by Steven Pahl, Real Estate Consultant Tampa, FL 813-319-6423 (Keller Williams Tampa Properties) over 8 years ago

Toni, WOW this post received some great feedback/comments.  Most buyers checks the box, "take possession at closing".

Posted by Rebecca Gaujot, Realtor®, Lewisburg WV, the go to agent for all real estate (Vision Quest Realty) over 8 years ago

Happens occasionally but the norm is possession goes to buyer day of closing.. Works best for me.

Posted by Bill Reddington, Destin Florida Real Estate (Re/max By The Sea) over 8 years ago

Thank you Toni for writing such useful post..  I'm happy to read this and will use your advice from now on.!

Posted by Lynn LeGlaire (Keller Williams) over 8 years ago

Excellent post Toni;  It can be a nightmare if things go wrong after the closing.  Both sellers and buyers need to know about it.  For me, I like to take possession day of closing, period.

Posted by Kenneth Cole, NYS Licensed Real Estate Salesperson (Weichert Realtors Appleseed Group, 2043 Richmond Ave. S.I.N.Y. 10314. office phone 718-698-9797, -) over 8 years ago

Here in Ontario, at least with me, the answer

Posted by Ken Anderson, Broker in Burlington, Ontario (Apex Results Realty Inc., Brokerage) over 8 years ago
In our area some seller want 30 days to move, it's not as bad as it use to be when I first got my licenses 20 years ago. 2 weeks seems to be the norm now but I agree completely with your post, when a seller gives me a hard time on possession i say think of it like this if you go buy a new car and after you pay for it , what if the salesman says come back in 30 days and you can have your car!!' Barbara
Posted by Barbara Flannery, "Homes for Everyone In London Kentucky" (USA Realty,Inc.) over 8 years ago

Good one, Barbara.

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

Too much risk for the buyer and I am always willing to step in and be the bad guy when asked by the agent if their seller can remain in the home.  Same for the buyer who wants to move in before closing.  The house changes hands on the day of closing after the walk-thru and if my buyer or my seller wanted to work around that they would have to sign a huge waiver of many pages taking me out of the mix.

Posted by Marnie Matarese, Showing you the best of Sarasota! (DWELL REAL ESTATE) over 8 years ago

Thank you for a GREAT BLOG!  Certainly worthy of a re-blog...

We come up against this thought process often and continue to explain that the day of closing, belongs to the buyers.

This is why it is so important to plan the closing date, because whatever day that as the seller will be moving out the day before, UNLESS other arrangements are made with your Buyer.  Joy

Posted by Joy Carter & Jeff Booker Brother and Sister Team, Trust Your Family's Move To Our Expertise! (Keller Williams Parkland/Coral Springs Realty-GreatFloridaHomes Team) over 8 years ago

In Hawaii, the standard is to take possession at RECORDATION, which could happen 1 to 3 days after "closing". The final walk-trough happens at closing, so technically the seller could stay until recordation or a few days after closing.

Posted by Monique Ting, Your agent under the sun (INET Realty Honolulu, HI) over 8 years ago

Monique - our recordation doesn't happen for 2-4 weeks so we don't use that.

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 8 years ago

Toni, congratulations on the feature! This has always been a pet peeve of mine. When I started selling real estate in this area 12 years ago, I mostly represented buyers. It was customary for sellers to remain in the home after closing for two weeks to a month while the buyers paid for it! I couldn't believe this was accepted practice for the reasons you mentioned. When I'd talk about insurance and liability issues, the listing agents would assure me they'd never had a problem. Really?

Thankfully, things are changing and sellers no longer feel it's their right to stay weeks after closing in someone else's new home. When representing buyers, I always write in possession at closing. With sellers, I educate them upfront that buyers have every right to take possession on day of closing. If they want to remain in the house after closing at buyer's discretion, they will be paying rent and should also have renters insurance.

Posted by Ann Steinemann, REALTOR, GRI, PPS (Russell Realty,Westlake, Ohio 419-602-0339) over 8 years ago

If I was the buyer, I would be telling them heck no! It's mine at closing! In our part of Florida, we don't have that happen hardly at all and if it does, we make the seller and buyer deal with an attorney to draw up the paperwork. I always discourage for the reasons you indicated. I notice there were alot of agents who say they do the walk through the day of closing, I see why they do that. It just stinks if they wait until the last couple of hours before closing, and the listing agent has to rush over before closing to remove the sign and lockbox.

Posted by Pam Graham, Jacksonville, Clay & St Johns Counties (All Real Estate Options) over 8 years ago

Toni, we have been the 'buyer' on several occasions and had a "gentleman's agreement"  to move in early, and it worked out. However, as a realtor, I would advise sellerss to avoid that complication, or if they did it, to have some sort of written contract. One time at the closing table our buyer who already lived in the community and had not sold his house, told the sellers to "take your time", and they did!!! Don't assume people all have the same values. 

Posted by Jim and Suzie Hudson, 30 Year Residents at Lake Oconee (RE/MAX Lake Country) over 8 years ago

Great points!  I once was buying a house as an investment, and went to do a walkthrough about 30 minutes before closing, and there were about 12 people in the house, including 3 children wandering around in diapers, someone cooking something in the kitchen, and not a single thing moved out of the house.  Needless to say, I postponed the closing.  Within 24 hours, all their stuff was out...guess they needed the money.

Posted by Matt Robinson, (Professional Investors Guild) over 7 years ago

I’m just revisiting this after a Google search. A week could be a long time for my taste most definitely

Posted by Laura Cerrano, Certified Feng Shui Expert, Speaker & Researcher (Feng Shui Manhattan Long Island) about 2 years ago

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