House sold: What needs to be taken out before the keys are handed over?

The preliminary agreement has been signed, the buyer is happy, and the deed will be finalized at the notary’s office in a few months. On that day, the buyer will receive the keys, and the home usually needs to be vacated by then. That may seem far off, but clearing out an entire home takes more time than you might think—especially if it includes a basement, an attic, and a garage, or if it’s the home of a deceased parent.

In this article, you'll learn when the home must be vacated, what can stay and what must go, and how to plan everything in time.

1. When does the property need to be vacated?

The keys are normally handed over on the day the deed is signed at the notary’s office. At that point, the buyer becomes the owner and you receive the sale price. Until then, you remain the owner and are therefore still responsible for things like insurance and heating.

Sometimes other arrangements are made:

• The buyer will receive the keys earlier, For example, to start renovating. Be sure to put that in writing.
• You may continue to live there for a while after the deed is signed. That must also be included in the compromise agreement or the deed.

So be sure to review your preliminary sales agreement carefully: it specifies when the buyer will take possession of the home and in what condition.

2. What should stay, and what should go?

• Remains: Anything that is attached to the building and cannot be removed without causing damage, such as a built-in kitchen, the plumbing, and the heating system. Unless you agree otherwise.
• You can stay if you make arrangements: loose furniture, curtains, appliances, or a garden shed. List them in the preliminary sales agreement, possibly with a separate price. The buyer does not pay sales tax on personal property, but have the notary verify that price: an inflated price for furniture could be questioned by the tax authorities.
• Must go: and everything else. Don't forget the places you don't see yourself anymore: the basement, the attic, the garage, the garden shed, the storage room, and the yard, with old flower pots, firewood, and yard waste.
• Dispose of separately: Paint cans, chemical products, and aerosol cans are classified as small hazardous waste. Take them to the recycling center. You can drop off old electrical appliances there for free.

If you leave behind items that were not agreed upon, the buyer may ask you to remove them or may seek reimbursement for the cost of clearing them out. And after the deed is signed, you can no longer simply enter the property: it then belongs to the buyer.

3. Your schedule: Count backward from the date of the deed

• Immediately after the compromise: Make an inventory. What will you take with you, what will you sell, what will you give away, and what will the buyer take over?
• 4 to 6 weeks before the deed: List items for sale, make an appointment with the Kringwinkel for usable furniture, and request a quote for the cleanup.
• 1 to 2 weeks before the deed: The move itself, including the basement, attic, garage, and yard. Then schedule a cleaning.
• The last few days: Go over everything one more time and take photos of the empty rooms, noting the date. Write down the meter readings and gather all the keys: front door, back door, garage, storage room, and mailbox. Don't forget the alarm codes.

Don't schedule the eviction for the day before the deed is signed. If something goes wrong, you won't have time to fix it.

Before and after: a home we cleared out before the closing.

4. Special Situations

• After a death. Are the heirs selling the house? If so, don’t take anything with you or sell anything until it’s clear whether you’ll accept the inheritance. Consult with the notary. Read more in our Guide to Handling Household Belongings After a Death and at our eviction after death.
• A parent is moving into a nursing home. In that case, you often have to decide quickly what to take with you to the new place. Did your parent live in Antwerp? If so, you can visit the city’s recycling centers without an appointment as long as you have proof of your new residence, even if you live elsewhere.
• The buyer wants to take the furniture. Fine, but put it in writing. That way, there won't be any disputes when the deed is drawn up.
• You already live abroad or far away. A cleanup company can clear out the home after receiving the keys from the real estate agent, the notary, or a family member.

5. Having it emptied: How much does it cost?

The price depends on how much is in the home, whether it includes a basement, attic, or garage, the floor level, and accessibility. You can find our estimated prices at house clearance. You’ll always receive a fixed price upfront, based on photos or an on-site visit. Need it done quickly? If you have a deadline, we can often get it done within 24 to 48 hours.

Would you also like to have the home cleaned before the closing? You can do so through our cleaning service.

Frequently Asked Questions

Do I need to have the house cleaned before the key handover?

That depends on what's in the preliminary agreement. "Bezemschoon" is the standard: empty, swept, and free of trash.

Can I come pick up some things after the deed is signed?

Only if the buyer agrees. Once the deed is signed, the home belongs to the buyer. So make sure to agree on this in advance, preferably in writing.

What if the buyer wants to keep the kitchen or the furniture?

List them in the preliminary sales agreement, possibly with a separate price for the individual pieces of furniture. Anything that’s attached to the house, such as a built-in kitchen, normally stays with the property.

Can you clear out the house while I'm not there?

Yes. We handle the key handover through the real estate agent, the notary, or a family member. Afterward, we return the keys as agreed.