How to make sure house is vacant by closing date?

I’m interested in a 2-family home that is not owner occupied. Both apartments have tenants. One is a tenant at will and the other’s lease expires around the time I would like to close. My lawyer thinks it’s risky for me to pursue this house because both tenants might not leave easily by the preferred closing date. The selling agent said the owner agreed to work with the tenants to make sure they are gone by the preferred closing date, which is 2 months away. I am wondering what has been the experience of others who bought houses they wanted to be vacant at closing. (I will live in one of the apartments and will put my relatives in the other apartment.) Thank you.

stephanie

in Lawyers and legal service 12 years and 10 months ago

9

Please log in, in order to post replies!

9 replies

Newest Oldest

Parklife | 12 years and 10 months ago

string(1) "1"
object(WP_User)#5093 (8) {
  ["data"]=>
  object(stdClass)#4914 (12) {
    ["ID"]=>
    string(5) "24337"
    ["user_login"]=>
    string(8) "Parklife"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(6) "mjwesq"
    ["user_email"]=>
    string(28) "matthew.wojtkowiak@gmail.com"
    ["user_url"]=>
    string(23) "/forums/users/parklife/"
    ["user_registered"]=>
    string(19) "2017-08-10 13:46:09"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "MJWesq"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(24337)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I did a post-closing possession agreement with the seller and the person who was living in the place that I recently bought. The seller had promised that the place was to be delivered vacant and so I made the seller live up to that promise and back it up with an escrow. The escrow would have been used to fund the eviction proceeding to eject the tenant, and it would also have paid rent to me during the time that I was unable to use the place. I got the seller to deposit about 20% of the sale proceeds into the escrow. After all that, the person who was living in the place left with no problems.

offeringplanet | 12 years and 10 months ago

string(1) "1"
object(WP_User)#4925 (8) {
  ["data"]=>
  object(stdClass)#4924 (12) {
    ["ID"]=>
    string(6) "178950"
    ["user_login"]=>
    string(14) "offeringplanet"
    ["user_pass"]=>
    string(34) "$P$BTC/1VWFiTZpoa7uPW10rNg5Wtan9.."
    ["user_nicename"]=>
    string(14) "offeringplanet"
    ["user_email"]=>
    string(17) "pjlvndr@gmail.com"
    ["user_url"]=>
    string(56) "http://bstoner.wpengine.com/forums/users/offeringplanet/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:37:10"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(14) "offeringplanet"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(178950)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I definitely would try to avoid taking title subject to the tenants. I would require contract language terms that provide in part: 1)     It is the Seller’s responsibility to vacate the house at their sole cost and expense. 2)     The Seller will bear the cost to extend the Purchaser’s commitment and loan rate lock. 3)     In the event the Purchaser’s commitment and/or rate lock is unable to be extended, the Purchaser shall be permitted to cancel the Contract and receive the prompt refund of the Downpayment.

rh | 12 years and 10 months ago

string(1) "1"
object(WP_User)#4921 (8) {
  ["data"]=>
  object(stdClass)#5094 (12) {
    ["ID"]=>
    string(4) "3878"
    ["user_login"]=>
    string(2) "rh"
    ["user_pass"]=>
    string(34) "$P$BL48JCuNvr9CIMtn9XLzqcR6qYGkGS1"
    ["user_nicename"]=>
    string(2) "rh"
    ["user_email"]=>
    string(22) "info@reclaimedhome.com"
    ["user_url"]=>
    string(27) "https:www.reclaimedhome.com"
    ["user_registered"]=>
    string(19) "2017-08-10 14:12:47"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(2) "rh"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(3878)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I used my business attorney (arts and entertainment) on my first home and he did not include two words in the contract: “Deliver Vacant”. We went directly from the closing to a landlord/tenant attorney to start eviction proceedings. We had to drive by our house and wave to it because we couldn’t get it. On a positive note, it was a great learning experience and we’ll never make that mistake again.

slvillager | 12 years and 10 months ago

string(1) "1"
object(WP_User)#5093 (8) {
  ["data"]=>
  object(stdClass)#5096 (12) {
    ["ID"]=>
    string(4) "7086"
    ["user_login"]=>
    string(10) "slvillager"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(5) "lucy7"
    ["user_email"]=>
    string(21) "cfredericks@gmail.com"
    ["user_url"]=>
    string(25) "/forums/users/slvillager/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:20:52"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(5) "lucy7"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(7086)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

we did this last year, had no problem at all and just made it a condition to close. we had two apts to deal with. no biggie. we grandfathered in one of the tenants and they have been wonderful. good luck.

daveinbedstuy | 12 years and 10 months ago

string(1) "1"
object(WP_User)#4925 (8) {
  ["data"]=>
  object(stdClass)#5095 (12) {
    ["ID"]=>
    string(4) "3864"
    ["user_login"]=>
    string(13) "daveinbedstuy"
    ["user_pass"]=>
    string(34) "$P$BtJYyObAQmff2MQp.qFP7/kmwU1bBZ1"
    ["user_nicename"]=>
    string(13) "daveinbedstuy"
    ["user_email"]=>
    string(19) "djl135e54@yahoo.com"
    ["user_url"]=>
    string(55) "http://bstoner.wpengine.com/forums/users/daveinbedstuy/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:23:53"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "daveinbedstuy"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(3864)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

And don’t use an attorney who does not specialize in real estate.  Too many people use an attorney who is an acquaintance or associated with their business or recommended by friends when they need an attorney who specializes in RE.  Plus, Manhattan attorneys are condo/coop focused and there are many differences and nuances between Brooklyn houses and condos in addition to the issues (like this) with associated rental units.

daveinbedstuy | 12 years and 10 months ago

string(1) "1"
object(WP_User)#4921 (8) {
  ["data"]=>
  object(stdClass)#5097 (12) {
    ["ID"]=>
    string(4) "3864"
    ["user_login"]=>
    string(13) "daveinbedstuy"
    ["user_pass"]=>
    string(34) "$P$BtJYyObAQmff2MQp.qFP7/kmwU1bBZ1"
    ["user_nicename"]=>
    string(13) "daveinbedstuy"
    ["user_email"]=>
    string(19) "djl135e54@yahoo.com"
    ["user_url"]=>
    string(55) "http://bstoner.wpengine.com/forums/users/daveinbedstuy/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:23:53"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "daveinbedstuy"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(3864)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

YOU WRITE A STRONGER CONTRACT…..stating that a large amount of money will go into escrow AND that a large amount of money will be paid to you per month to rent in case you can’t move in.   The $$$ is the impetus to get it delivered vacant.  This is your attorney’s job.  If he’s not aggressive enough, get another one.

wyckoff | 12 years and 10 months ago

string(1) "1"
object(WP_User)#5093 (8) {
  ["data"]=>
  object(stdClass)#5098 (12) {
    ["ID"]=>
    string(5) "26009"
    ["user_login"]=>
    string(7) "wyckoff"
    ["user_pass"]=>
    string(34) "$P$BAMrRIKB4WASdCkuxEITHMhYQsE5yr."
    ["user_nicename"]=>
    string(7) "wyckoff"
    ["user_email"]=>
    string(25) "michael.w.cooney@citi.com"
    ["user_url"]=>
    string(22) "/forums/users/wyckoff/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:07:38"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "wyckoff"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(26009)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

If you go into it with the expectation there is >50% your closing will be delayed, and take the advise above to make sure you under no circumstances close unless it’s vacant, you will be fine.   My closing was delayed about 6 weeks due to a tenant who dragged his heels, but keep in mind this is the one issue where you and the seller will be on the same page – you both want to close.

sharon121 | 12 years and 10 months ago

string(1) "1"
object(WP_User)#5097 (8) {
  ["data"]=>
  object(stdClass)#4925 (12) {
    ["ID"]=>
    string(6) "177253"
    ["user_login"]=>
    string(9) "sharon121"
    ["user_pass"]=>
    string(34) "$P$Bc91OgQ.OpJbJoaBAITXMh4BVfXe5/."
    ["user_nicename"]=>
    string(9) "sharon121"
    ["user_email"]=>
    string(13) "era21@aol.com"
    ["user_url"]=>
    string(24) "/forums/users/sharon121/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:17:48"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "sharon121"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(177253)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I did this last year – 2 family being used a 3 family. Owners were moving, one tenant had a month-to-month lease and one tenant had over a year on the lease. The owners had to buy out the tenant with the long lease. However, the month-to-month tenant even became a hassle. They were told months in advance that they would need to leave if the house got sold and they were told when we went into contract and then they still screwed around. They left a month past the date they were supposed to move. Delayed my closing my over a month. Oh and btw, the owner told me about her great tenants and how she had a great relationship with them and that there wouldn’t be any issues. Well, both tenants stopped returning her calls, one tenant stopped paying rent and the other tenant went to go see her lawyer (ironically, the month-to-month tenant). At one point, the owner tried to get me to take the house with the tenants. Make sure your contract has a vacancy condition in it. Absolutely agree with the above comment – Don’t take the tenants! Nevermind the fact that you don’t know them, but now they’ll be angry at you for buying the place and not letting them stay.

mousta | 12 years and 10 months ago

string(1) "1"
object(WP_User)#4921 (8) {
  ["data"]=>
  object(stdClass)#5099 (12) {
    ["ID"]=>
    string(6) "176810"
    ["user_login"]=>
    string(6) "mousta"
    ["user_pass"]=>
    string(34) "$P$BPNxZ3fVA1b6hZnlJeGU83hDk/q96S."
    ["user_nicename"]=>
    string(8) "mousta-2"
    ["user_email"]=>
    string(16) "mousta@gmail.com"
    ["user_url"]=>
    string(28) "http:///forums/users/mousta/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:25:49"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "housepoorer"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176810)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I am in the process of doing the same. It is a risk that you have to be willing to take if you want the house. Just make sure that the vacant delivery is clearly specified in the contract and you are protected in the case of a problem. I would NOT close with the tenants in place. You did not vet them so you have no idea who they are or what they are like.