Niceville, Shalimar & Fort Walton Beach Seller Guide
What Does a Seller Have to Maintain After Going Under Contract?
You accepted an offer. The buyer is moving toward closing. But until the sale is finished, the house is still yours to take care of.
Keep the property maintained. Keep needed utilities running. Complete work you agreed to do. And if something breaks or changes, deal with it before it becomes a problem at the buyer's final walk-through.
Quick Answer
Keep taking care of the house.
Under the current Florida Realtors/Florida Bar AS IS contract, the seller generally maintains the property, including lawn, shrubbery and pool, in the condition existing on the Effective Date, except for ordinary wear and tear and casualty loss.
Your signed contract, completed blanks, riders, addenda and later written agreements control your transaction.
First Separate the Problems
Was the Problem Already There, or Did Something Change?
This distinction matters.
The Buyer Discovers Something During Inspection
An inspector may discover an electrical issue, plumbing problem, roof concern, wood damage, HVAC issue or another condition that was already there.
That starts with the inspection provisions in your signed contract and the buyer's actual request.
See how to separate a repair request from a contract obligation.
Something Happens After You Go Under Contract
Maybe the air conditioner was cooling when the contract became effective and stops working two weeks later.
Maybe a plumbing leak starts. The pool pump quits. A storm damages the roof. Or a vacant house develops a new problem.
Now the question may involve the seller's continuing maintenance obligation or another provision of the contract.
Do not start with, “The house is AS IS.”
Start with: What was the condition when the contract became effective? What changed? What does the signed contract say about it?
Until Closing
Six Things Sellers Should Keep Doing
1. Maintain the Lawn and Landscaping
Do not stop normal yard care because the house is under contract. If you move before closing, arrange for someone to keep the lawn and landscaping maintained.
2. Maintain the Pool
If the home has a pool, keep normal pool service going. A green pool or failed equipment discovered before closing can create an avoidable problem.
3. Keep Needed Utilities On
Electricity and water may still be needed for inspections, appraisal, repairs, contractors and the buyer's final walk-through.
4. Complete Work You Agreed to Do
If you signed a repair addendum or other written agreement, track the contractor, deadline, permit, invoice, receipt and any documentation required.
5. Leave Included Property With the House
Be careful during move-out. Fixtures, appliances, remotes, keys and other property included in the contract need to remain unless the parties agreed otherwise.
6. Keep Checking the House If It Is Vacant
An empty house still needs attention. Watch for leaks, HVAC problems, storm damage, roof leaks, pool problems and anything else that could change the property's condition.
Something Changed
What Should You Do If Something Breaks Before Closing?
Do not immediately promise the buyer a repair.
Do not immediately tell the buyer it is their problem either.
Start with the facts.
Document It
Take photos and record when you first discovered the problem.
Figure Out When It Happened
Was this an existing condition found during inspection or a new change after the Effective Date?
Get the Right Information
If the cause, condition or repair cost is uncertain, get information from the appropriate qualified contractor or specialist.
Read the Contract Before Negotiating
Look at the maintenance requirement, inspection language, repair agreements, additional terms and any other section that may apply.
Call me before you start negotiating the problem.
I can help establish what happened, organize the facts, gather the right information and help you understand the practical choices.
If the question requires a legal interpretation of the contract or the parties' rights, that belongs with a Florida real estate attorney.
A Common Misunderstanding
“AS IS” Does Not Mean You Can Stop Maintaining the House
Under the current Florida Realtors/Florida Bar AS IS contract, the buyer's inspection rights and the seller's continuing maintenance requirement are separate issues.
The buyer may have the right to inspect the property and decide whether to continue with the purchase. That does not automatically mean the seller must agree to every repair request.
But while the contract is in effect, the seller still has the maintenance obligation contained in that agreement.
Inspection finding or maintenance problem?
If the issue started with the buyer's inspection, read What Happens After the Buyer's Home Inspection?
Before Closing
Check the House Before the Buyer Does
The current Florida Realtors/Florida Bar AS IS form allows the buyer or buyer's representative to conduct a walk-through before closing to confirm that included personal property remains and that the seller has met the maintenance requirement and other contractual obligations.
I would rather find a problem before the buyer's walk-through than during it.
What If You Run Out of Time?
What If the Maintenance Requirement Cannot Be Met Before Closing?
The current Florida Realtors/Florida Bar AS IS contract contains an escrow procedure when the seller cannot meet the AS IS Maintenance Requirement before closing.
Under that provision, a sum equal to 125% of the estimated cost to meet the maintenance requirement is escrowed at closing. If the actual cost is higher, the contract addresses the seller's responsibility for the actual cost. Any unused escrow is returned to the seller.
Do not make this a closing-day plan.
If a problem may not be finished in time, address it early. The contract, estimated cost, closing agent and facts of the transaction need to be reviewed.
If the parties disagree about their contractual rights or obligations, a Florida real estate attorney should advise them.
Florida Weather
Storm Damage Is Not Necessarily an Ordinary Maintenance Problem
If a storm, lightning strike, falling tree, fire or another casualty damages the property after the Effective Date, do not assume the normal maintenance rule is the whole answer.
The Florida Realtors/Florida Bar AS IS contract separately addresses casualty damage under its Risk of Loss provisions.
Document the damage. Protect the property from additional damage when appropriate. Contact the appropriate insurance professionals. Then review the signed contract before making commitments to the buyer.
Local Seller Problems
If You Move Before Closing, Someone Still Needs to Watch the House
Niceville
PCS moves and job relocations can leave a house vacant before closing. Decide who will check the property, maintain the yard and spot problems.
Niceville Seller Guide →Shalimar
Pools, mature landscaping, waterfront exposure and vacant homes may all need continued attention after a contract is signed.
Shalimar Seller Guide →Fort Walton Beach
If you move out before closing, arrange utilities, access, lawn care, pool service when applicable and someone who can check the property.
Fort Walton Beach Seller Guide →Leaving because of military orders?
Use the Military PCS Seller Guide to plan for a remote sale.
Seller Checklist
Eight Things to Keep Moving Until Closing
How I Handle It
Find the Problem Before It Becomes a Closing-Day Negotiation
Once your contract is signed, my job is not simply to wait for closing.
If something changes, I help establish what happened, gather the facts, review the transaction documents within my broker scope, get contractor information when needed, communicate with the other side and help you compare the choices.
You make the decision.
I want you to know what changed, what the contract says, what your practical choices are and what each choice may mean for the sale.
Related Seller Answers
Continue With the Question You Actually Have
What Happens After the Buyer's Home Inspection?
See the process from inspection findings through the seller's response.
Repair Request vs. Contract Obligation
Separate what the buyer is asking for from what the signed contract actually requires.
Repair Credit vs. Completing Repairs
Compare repair cost, credit, timing, financing, insurance and transaction risk.
Home Seller FAQ
Find answers about pricing, offers, inspection, appraisal, seller costs and closing.
Seller FAQ
Questions Sellers Ask After Accepting an Offer
Does a seller have to maintain the house after accepting an offer?
The current Florida Realtors/Florida Bar AS IS contract contains a continuing maintenance requirement. Your exact signed contract, riders, addenda and transaction facts control.
Does an AS IS sale mean I can stop maintaining the property?
No. Under the current AS IS form, the buyer's inspection provisions and the seller's continuing maintenance requirement are separate parts of the contract.
What happens if the air conditioner breaks before closing?
Document when the problem occurred, obtain qualified information about the condition and review the maintenance requirement and any other applicable contract terms before deciding how to respond.
Can I turn off the utilities after I move out?
Do not shut them off prematurely. Utilities may still be required for appraisal, inspections, agreed repairs, contractors and the buyer's walk-through.
Do I need to keep mowing the lawn and maintaining the pool?
The current AS IS maintenance language specifically includes lawn, shrubbery and pool. Your signed contract controls the exact obligation.
What happens if required maintenance cannot be completed before closing?
The current AS IS contract contains an escrow procedure. It provides for 125% of the estimated cost to meet the AS IS Maintenance Requirement to be escrowed at closing when that requirement cannot be met before closing. Review the actual contract and facts before relying on that provision.
What is the buyer checking during the final walk-through?
Under the current AS IS form, the buyer may confirm that included personal property remains, the seller maintained the property as required and other contractual obligations were completed.
What if a storm damages my home before closing?
Storm or other casualty damage may involve the contract's Risk of Loss provisions rather than ordinary maintenance. Document the damage and review the applicable contract terms before making commitments.
Selling in Niceville, Shalimar or Fort Walton Beach?
If Something Changes Before Closing, Find Out What It Means Before You Promise Money or Repairs
A buyer inspection issue, a new maintenance problem, an agreed repair and a new buyer request are not necessarily the same thing.
First get the facts. Then look at the contract. Then decide what makes sense.
Important Contract Information
Contract information reviewed September 26, 2026. This page refers primarily to the current Florida Realtors/Florida Bar AS IS Residential Contract for Sale and Purchase because that form is commonly relevant to residential transactions in Niceville, Shalimar and Fort Walton Beach.
This page explains general real estate decision points. It is not legal, lending, insurance, inspection, engineering, contracting or tax advice. The signed contract, completed blanks, riders, addenda, later written agreements and facts of the transaction control. Questions requiring legal interpretation of contract rights or remedies should be directed to a Florida real estate attorney.
Jim Whatley, Broker/Owner. Uber Realty LLC. Florida Broker License BK3174026. Florida Brokerage License CQ1038333. Equal Housing Opportunity.