Short answer: keep the utilities on until closing. Transfer or shut them off effective the day after closing, not the day you move out. Buyers, inspectors and appraisers all need working power, water and heat to do their jobs, and a house with the lights off shows poorly and can scare off financed buyers. Here’s how to time it, what to do with a vacant or inherited home, and when selling a house with no power actually works.
Thinking about selling? Get a real home valuation and pricing plan from Mantle Realty.
When to turn off utilities when selling a house
The safest timeline for most sellers:
- While the home is listed: keep electric, water and gas (or heating fuel) on so showings, photos and the buyer’s first impression aren’t in the dark.
- Under contract: keep everything on. The buyer’s home inspector needs to test the HVAC, water heater, appliances, plumbing and electrical, and the lender’s appraiser needs to see a functioning home.
- Final walk-through: buyers usually walk through the home shortly before closing to confirm its condition and any agreed repairs. The utilities need to be on for that too.
- Closing day: call each provider and ask to stop service in your name effective the day after closing. Ask for a final meter reading on that date.
Buyers should set up service in their own name starting on the closing date, so there’s no gap.
Can you sell a house without electricity?
Yes, but it narrows your pool of buyers. A home with no power usually sells one of two ways:
- To a cash buyer or investor who is buying the home as-is and doesn’t need a lender’s approval.
- With power turned on temporarily for the inspection and appraisal, which is often required when the buyer is financing.
Many buyers using FHA, VA, USDA or conventional loans will need the utilities on so the systems can be inspected and appraised. If the power has been off for a while, the utility may require an inspection before turning it back on, so start that process early. If you’re considering selling to an investor, read why “we buy houses” signs may not be what they seem first.
Vacant, inherited and estate homes
These are the homes most likely to end up with the power off, and the ones where it causes the most trouble.
- Keep the heat on in winter. Triad winters are mild most of the time, but a hard freeze in an unheated house can burst pipes. Many owners set the thermostat around the mid-50s while the home is empty.
- Check your insurance. Many homeowners policies change or limit coverage when a home is vacant for a period of time. Call your agent and ask.
- Consider shutting off the water at the main between showings if no one is checking the house regularly, and turn it back on for inspections.
- Keep a few lights on timers so the home doesn’t look abandoned.
If you’re handling a home after a loss or a difficult situation, our help me sell my home page explains your options.
Utility checklist for sellers
Utility providers in the Triad vary by address. Depending on where you live, your electric might come from Duke Energy, EnergyUnited, or a city-owned utility like Lexington’s or High Point’s. Water and sewer usually come from your city or town. Make a list and call each one:
- Electric: stop service effective the day after closing.
- Natural gas or propane: same timing. With propane, ask your agent how any remaining fuel will be handled.
- Water and sewer: request a final meter reading so you’re not billed for the buyer’s usage.
- Trash and recycling: cancel private service, or let the town know.
- Internet, cable and security monitoring: cancel or transfer, and return any equipment.
Why shutting off utilities early backfires
- A dark, stuffy or cold house shows badly and makes buyers assume something is wrong.
- The inspector may be unable to test major systems, which can delay the deal or lead to lower offers.
- A lender may not move forward until the appraisal can be completed with the systems working.
- The cost of one or two more months of utilities is small compared to losing a buyer or a delayed closing.
Frequently asked questions
Do I have to keep the utilities on when selling a house?
No law requires it, but in practice you should keep them on through closing. Inspections, appraisals and the final walk-through all depend on them.
Who pays for utilities during the sale?
The seller pays until closing. The buyer takes over from the closing date. Scheduling your shutoff for the day after closing avoids a gap.
What if the power is already off?
Call the utility and ask what it takes to restore service, including whether an inspection is required. Tell your agent right away, because it affects how the home should be marketed and who can buy it.
For the full selling process, see our guide to selling your home and closing day tips.
Selling a vacant or inherited home in the Triad? Talk to a Mantle Realty agent. We’ll help you plan the timing so nothing stalls the sale.
