What does "broom clean" mean in a real estate contract?

Most real estate contracts in Massachusetts have a paragraph stating that Seller shall deliver the premises free of all tenants (unless listed in the contract) and in the same condition as the house was when the contract was signed, normal wear and tear excepted.

The contract also typically says that the premises shall be delivered in “broom clean” condition and that the buyer has a right to inspect before closing to make sure this clause is complied with by seller. Great, you might be saying, but what does “broom clean” mean? Well, it’s not defined in the agreement, and unfortunately the parties may have very different interpretations.

At a bare minimum, the real estate industry generally agrees that “broom clean” means the house should be free of all of Seller’s possessions and all surfaces swept, vacuumed, or wiped down. Buyers have the option of conducting a walk-through the night before or the morning of their closing to make sure that the sellers haven’t left anything behind, be it furniture, debris, or just an old-fashioned mess. Buyers will also be on the lookout for any damage that may have occurred during the moving process.

If a buyer is unhappy with the state of the house, the buyer can request specific cleaning or for items to be removed from the house. The buyer can also request funds to pay for repairs or a professional cleaning after closing. In some circumstances, this process can delay or even prevent a successful closing.

For a seller, it is best to err on the side of cleanliness. A good scrubbing and a final “sweep” for errant possessions will make closing day go a lot smoother.