The Expat's Exit Strategy: Navigating the Logistics of Moving Out and Cleaning After a Sale in Cuenca

The signing of the escritura pública (public deed) at the notary's office marks the legal transfer of ownership. However, for both buyer and seller, the transaction isn't truly complete until the physical property is handed over in the agreed-upon condition. This is where the finer points of your sales contract, often detailed in the promesa de compraventa (promissory agreement to buy and sell), come into play.

Key Contractual Obligations:

Vacant Possession: Unless specifically negotiated otherwise, you are contractually obligated to deliver the property vacant, meaning free of all occupants, personal belongings, and any items not explicitly included in the sale.
Condition of Property: The property must generally be returned in the same condition as when the promesa de compraventa was signed, allowing for normal wear and tear. This includes ensuring all included appliances are in working order and that no damage has occurred during the moving process.
Utilities and Municipal Services: You are responsible for ensuring all utility bills (electricity, water, gas, internet) are settled up to the date of handover. Similarly, all municipal property taxes (impuestos prediales) and any outstanding contribuciones por mejoras (improvement contributions) must be paid.

The Financial Safeguard: The Notary's Role in Handover

In Ecuador, the closing process often involves a holding of funds by the notary or an escrow agent until the property handover is verified. This is a critical financial safeguard. The notary will typically only release the final payment to you, the seller, once the buyer has confirmed that the property has been vacated, cleaned, and is in the agreed-upon condition. This mechanism prevents disputes and ensures you fulfill your end of the bargain before receiving your full proceeds.

The Move-Out Process: A Step-by-Step Legal and Logistical Plan

A systematic approach is paramount to a smooth move-out, minimizing stress and avoiding any potential contractual breaches.

Phase 1: Pre-Move Decluttering and Organization

Inventory Review: Revisit your sales contract and any addendums. Clearly identify what items are included in the sale (e.g., built-in appliances, light fixtures) and what you are taking with you.
Categorization: Sort your belongings into three categories:
- Take: Items you will transport to your new residence.
- Sell/Donate: Items in good condition that you no longer need. Cuenca has active expat buy-and-sell groups, and local charities can often accept donations.
- Dispose: Items that are broken, worn out, or no longer usable.
Early Action: Begin decluttering weeks, ideally months, in advance. This is the most time-consuming part and allows you to handle items responsibly without last-minute rushing.

Phase 2: The Actual Move

Professional Movers (Recomendado): For a stress-free and efficient move, I strongly recommend engaging reputable local moving companies. Obtain multiple quotes and ensure they are insured. Discuss your timeline clearly.
DIY Move (Consider Risks): If you opt for a DIY move, ensure you have adequate help and appropriate transport. Be mindful of potential damage to the property or your belongings during loading and unloading.
Systematic Packing: Label boxes clearly with contents and the room they belong in at your new location. This streamlines unpacking.
Final Sweep: As you empty each room, do a thorough sweep for forgotten items. Check closets, drawers, attics, garages, and any storage areas.

Phase 3: Utility Transfers and Final Readings

Electricity (ELECDAR): Contact ELECDAR to schedule a final meter reading and to transfer the account to the new owner's name or close the account. You will need to provide your account details and the date of the handover.
Water (AGUAS DE CUENCA): Similarly, contact Aguas de Cuenca for a final reading and account transfer or closure.
Gas (TNGAS): If you use piped gas or have tanks, ensure arrangements are made for the final bill and transfer.
Internet/Cable: Contact your service provider to disconnect or transfer your service.

Crucial Due Diligence: Keep records of all utility disconnection/transfer requests and confirmation numbers.

The Cleaning Protocol: Beyond Surface Level

A "clean" property means different things to different people, but in a real estate transaction, it implies a level of hygiene and presentation that assures the buyer.

Deep Cleaning: This goes beyond a standard tidy-up. Engage professional cleaners if possible. They will:
- Scrub bathrooms and kitchens thoroughly, including grout, fixtures, and appliances.
- Clean all windows and window frames.
- Polish floors and vacuum carpets.
- Dust all surfaces, including baseboards, light fixtures, and ceiling fans.
- Clean inside ovens, refrigerators, and dishwashers.
Exterior Areas: Don't forget patios, balconies, gardens, and garages. These should also be swept and cleaned. If there's a garden, ensure it's tidied.
Repairs and Touch-ups: Address any minor damage that occurred during your move, such as scuffs on walls or minor dents. A fresh coat of paint in high-traffic areas can make a significant difference.
Deodorizing: Ensure the property smells fresh and neutral. Remove any lingering pet odors or strong cooking smells.

Why This Matters Legally: A meticulously cleaned property signifies that you have respected the asset and are fulfilling your contractual obligation in good faith. A buyer can potentially claim damages or delay closing if the property is left dirty or damaged.

Real Estate Due Diligence Checklist for the Seller (Post-Sale Logistics)

[ ] Review Sales Contract/Promesa de Compraventa: Reconfirm all terms related to property condition, included items, and handover date.
[ ] Inventory All Belongings: Differentiate between items staying and items leaving.
[ ] Schedule Professional Movers/Arrange Transport: Book well in advance.
[ ] Begin Decluttering & Item Disposal/Donation: Start early.
[ ] Coordinate Utility Disconnections/Transfers: Contact ELECDAR, Aguas de Cuenca, gas providers, and internet companies.
[ ] Obtain Final Meter Readings: Ensure this is documented.
[ ] Settle All Outstanding Bills: Confirm no utility accounts remain in your name after handover.
[ ] Book Professional Cleaning Services: Or create a detailed cleaning plan.
[ ] Perform Minor Repairs/Touch-ups: Address any wall scuffs or damage.
[ ] Final Walk-Through: Conduct a thorough inspection before the buyer arrives.
[ ] Key Handover: Ensure you have the correct keys to transfer.

⚠️ Broker's Legal Warning: The Property Risk You Must Veto.

Unpaid Municipal Debts Leading to Title Encumbrance. While the escritura transfers legal ownership, hidden municipal debts (impuestos prediales or contribuciones por mejoras) can remain attached to the property's title, creating significant problems for the new owner and potentially impacting your reputation and future transactions. Veto this risk by obtaining a clear Certificado de No Adeudar (Certificate of No Debt) from the municipal tax office (Dirección Financiera del Municipio) just before closing, confirming all property taxes and municipal charges are up-to-date. I will personally verify this certificate and ensure it is presented to the notary. Do not rely solely on the buyer's due diligence or verbal assurances; this is your direct responsibility as the seller to prove a debt-free property.

Conclusion: The Final Steps to a Prosperous Departure

Successfully navigating the move-out and cleaning process is the final, critical phase of your property sale. It’s about fulfilling your contractual promises, ensuring a smooth transition for the buyer, and protecting your financial interests. By approaching these logistical steps with the same meticulous attention to detail that we applied to the legal and financial aspects of the sale, you ensure a clean break and a positive final impression, reinforcing your standing in the Cuenca expat community.