Key takeaways for sellers
- Empty, clean, everything handed over. Vacant possession means the home cleared of your belongings and rubbish, cleaned to the contract standard, with every key, remote, fob and code left for the buyer.
- Keys go via the agent, not you. Settlement is electronic; the agent releases the keys once both sides confirm settlement is done. [VERIFY: key-release authorisation per state / PEXA]
- Photograph your final meter readings. Snap the electricity, gas and water meters on the day so any post-settlement billing dispute is easy to resolve.
What does "handing over" mean when you sell?
Handing over means giving the buyer possession of the property at settlement. In most residential sales that means vacant possession: the home empty of people and your belongings and ready for the buyer to move straight in.
If the property is sold subject to an existing tenancy, you hand it over with the tenant in place instead. It's also worth separating two deadlines that can feel like one: your physical vacate (clearing out and cleaning), and the legal settlement moment when the PEXA workspace completes and ownership transfers. They're related but not the same, and your contract sets the time by which possession must be given. [VERIFY: vacant-possession cut-off time per state contract — the settlement moment itself versus a set time such as 4pm]
What do you need to leave and hand over?
You need to leave the property vacant, leave everything the contract includes, and hand over every means of getting into and operating the home. The removal obligation is total: all your belongings and rubbish out of the house, garage, shed and subfloor, not just the main rooms.
- Vacant possession: all furniture, rubbish and personal items removed, unless the contract says an item stays.
- Everything included in the contract: fixtures and any chattels listed as included (for example blinds, dishwasher, light fittings) must remain and be in working order.
- Nothing taken that was included, and nothing excluded left behind.
- Keys and access: every set of keys, plus garage remotes, security fobs, alarm codes, swipe cards, mailbox keys and any smart-lock master codes.
- The paperwork: manuals and warranties for included appliances, plus any build certificates and house plans you hold, left for the buyer.
- Reasonable condition: the property in the same condition as at the contract date, fair wear and tear excepted.
How clean does the house need to be?
The usual standard is "clean and tidy" or reasonable condition rather than a full professional bond clean, but your contract is the final word; some contracts and special conditions set a higher bar. [VERIFY: cleaning standard in standard contracts]
Aim to have the property empty and cleaned before the buyer's final inspection, so there's nothing to flag on the day.
What is the final inspection, and how do you prepare for it?
Shortly before settlement the buyer is usually entitled to a final (pre-settlement) inspection to confirm the property is in the agreed condition, that included items are present and working, and that any agreed repairs have been done.
To avoid a last-minute dispute, have the property empty and cleaned where possible, leave included appliances connected and working, and keep evidence of any repairs you agreed to carry out. If the buyer finds a problem (damage, missing inclusions, or the property not vacant), it can delay settlement or lead to money being held back, so it's worth getting right.
When do you hand over the keys when selling?
You don't usually attend settlement — it happens electronically between the conveyancers and lenders — so the keys change hands through the real estate agent rather than from you directly.
The agent is effectively the key custodian: they physically hold the keys, remotes and access devices, and release them to the buyer once settlement is confirmed. Arrange with your agent in advance where and when everything will be dropped off. [VERIFY: whether release needs written confirmation from both conveyancers, plus how PEXA completion triggers the agent to release, per state]
Your handover timeline
Thinking about handover as a short sequence makes it harder to forget something:
- About 7 days out — book removalists, arrange a cleaner if needed, organise mail redirection, and gather every key, remote, fob, swipe card and code in one place for the agent.
- Morning of settlement — do a final clear-out of the house, garage, shed and subfloor, photograph the electricity, gas and water meter readings, and drop the keys and access devices with the agent.
- After the PEXA workspace completes — settlement is confirmed, the agent releases the keys to the buyer, and your final utility accounts are closed or transferred out of your name.
General information for residential sellers in VIC, NSW and QLD, not legal advice. What must be handed over depends on your contract — check its inclusions, exclusions and special conditions.