You should NOT move into a dirty house!

What a nightmare!  You packed and scrubbed your old house (huge job).  You're exhausted and just arrived at your new home ready to unload a full moving truck... but it's dirty!  And nothing is grosser than someone else's dirt.  F@K.

I have heard this story over and over from Buyers outside my clientele.  And man, I feel for you!  I've moved several times myself, some with a baby in-tow, and I can't imagine having to add a second round of cleaning to my chore list.  ...the thought makes me want to turn around, donate everything I own and move into a hotel room.

This should not be happening.  Period.  But expecting the previous owner to have a good-heart and hand over a clean property simply doesn't work.  You've gotta make them legally obligated to do it.

So what can you do?  When drafting a Purchase Contract with your Realtor, ask for a custom term that addresses the state of cleanliness upon move-in.  In my practice I like to get specific about carpets being professionally cleaned, garbage removed, floors swept, etc.  This is especially important in Tenant occupied homes and houses that are not well kept.  It is a very reasonable request and becomes a legal piece of the contract should the Seller agree; meaning that if they don't do it, they are in breach of the contract and you have recourse.  That's a great motivation for them to get it done in time for closing.

What if the Seller doesn't agree?  In my nearly 13-year career, this has hardly been an issue.  Asking for a clean house seems pretty normal to most during the negotiation period.  However, in the rare occasion that it's a big problem for them, at least you'll know in advance and can:

• choose to walk away from the deal (seems silly over a cleaning job), 
• attempt to negotiate the price down even $200 to cover the cost of a professional clean,
• budget for and book a professional clean upon possession.  The reality is that professional cleaning is not a big ticket item and if you are organized and have cleaners scheduled for the minute you're handed keys, then plan to move a few hours later... your life will be SO MUCH EASIER!  Ask your Realtor to do this for you as a closing gift and I betcha they will ;)