Selling a Home With No Power? What You Should Know
Cutting utilities before selling your home may seem like a way to save money, but it can introduce complications that hurt your chances of closing. Turning power off on a listing can make inspections more difficult, reduce buyer confidence, and impact how your property is perceived on the market.
Whether you’re downsizing, handling an estate, or managing a vacant property, here’s what you need to know about listing a home with no power, what buyers expect, and how to handle utility transfers the smart way.
Why Power Matters When Selling Your House
Let’s get straight to it: selling a home with no power isn’t impossible — but it makes things harder. Today’s buyers expect a home to be clean, safe, and functional. That means working lights, operational systems, and clear access to utilities.
Without power:
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Home inspectors can’t do their job
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HVAC systems and appliances can’t be tested
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Buyers may assume hidden issues
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You may receive fewer or lower offers
In fact, the U.S. Department of Housing and Urban Development (HUD) outlines that most financing options require utilities to be active for inspection and appraisal purposes.
Cutting Utilities Before Selling: Is It Worth It?
We understand the temptation to shut off utilities once you move out. But unless the property is a tear-down or being marketed strictly as a cash offer, we highly recommend keeping everything active through the sale process.
Consider:
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The cost of one extra month’s power is minor compared to a lost buyer
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A home without lights, HVAC, or working appliances shows poorly
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Major lenders like Fannie Mae often require power for inspections and appraisals
Unless you’re selling directly to an investor or wholesaler who understands and accepts the risks, cutting utilities before selling is more likely to delay or derail your deal than help it.
Listing a Home With No Power: Buyer Concerns
Buyers aren’t just looking for a house—they’re looking for confidence. When you’re listing a home with no power, here’s what buyers may think:
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“Is there a wiring problem?
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“Will I need to pay out of pocket for inspections?”
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“Is this property abandoned or uncared for?”
According to the National Association of Realtors, the condition of a home during showings significantly impacts buyer perception and the final sale price. Presentation matters, and having working power helps control that first impression.
How to Handle Utility Transfers and Final Meter Readings
If you’ve kept the power on — smart move. Now here’s how to handle utility transfers as you approach closing:
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Call the Utility Company: Most companies, like Duke Energy, allow for scheduled disconnection or transfer.
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Request a Final Meter Reading: This ensures your utility bill stops accruing charges after the sale.
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Provide Buyer Info: Utilities can be transferred smoothly if both parties plan ahead.
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Don’t Wait Until Closing Day: Schedule this at least 3–5 business days in advance to avoid hiccups.
If you’re selling in the Triad region, check with City of Winston-Salem Utilities for local transfer procedures.
What Inspectors Need From You
During the due diligence period in North Carolina, inspectors need access to:
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Electrical systems
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HVAC units
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Kitchen and laundry appliances
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Plumbing systems (which may be impacted by electric well or water heaters)
Without power, most licensed inspectors cannot complete a full report. This could trigger delays or even give buyers the right to walk under the North Carolina Offer to Purchase and Contract.
Selling a Home With No Power to a Cash Buyer
Cash offers are sometimes less picky about utilities, but don’t assume all-cash means “no problems.” You’ll still want to:
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Clearly state the home has no active utilities
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Set expectations on inspection limitations
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Adjust your price to reflect the as-is condition
Pro tip: Cash buyers love transparency. The more up-front you are, the faster they’ll close — even if the power is off.
Don’t Forget: The Final Walkthrough
Most buyers will conduct a final walkthrough 24–72 hours before closing. If utilities are off, they can’t confirm systems are functioning. That creates risk — and they may request a delay or even walk away if something feels off.
Keep utilities on until after closing, then use your final meter readings to close your accounts cleanly.
What We’ve Seen at Mantle Realty
At Mantle Realty, we’ve helped sellers navigate vacant homes, estate sales, and fast relocations. We’ve worked with clients who:
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Cut the power and lost buyer confidence
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Left utilities on and received full-price offers
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Sold to investors who requested price cuts due to unknown conditions
The difference is always in the presentation. Selling a house isn’t just about walls and a roof — it’s about what buyers feel. And walking into a hot, dark, and silent home? That doesn’t inspire offers.
Final Takeaways: Selling Your House With No Power
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Keep utilities on through showings, inspections, and final walkthrough
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Schedule your utility transfers for the day after closing
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Avoid cutting utilities before selling unless you’re working with a cash buyer who doesn’t require inspections
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Provide final meter readings and utility documentation for peace of mind
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Consult your real estate agent to avoid common mistakes
Need Help With a Vacant or Power-Off Home?
We’ve helped sellers across Forsyth, Davidson, and Guilford counties navigate tricky situations — from inherited homes with no power to mid-renovation listings.
➡️ Talk to a local Mantle Realty agent
➡️ Browse seller tips on our blog
➡️ Request a no-obligation home valuation
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