What Does “Broom Swept Condition” Mean in Real Estate Terms?

When a property changes hands in Ontario, the condition it’s left in matters. One term that often shows up in real estate agreements is ‘broom swept’ or ‘broom clean’ condition.

It’s not a legal phrase with one fixed definition, but it carries real importance for buyers, sellers, and even tenants.

Most people understand it to mean the property should be left reasonably clean and free of personal items and garbage.

But how clean is clean enough? And what happens if a seller leaves behind a messy garage or a tenant forgets to remove old furniture?

In this article, we’ll break down what broom swept condition really means in the real estate market. We’ll also look at how it’s used in contracts, why it matters during closing, and what to do if the property isn’t left as expected.

If you’re buying, selling, or renting, understanding this standard can save you time, money, and conflict.

What Is Broom Swept Condition?

When a property is being sold or a lease is ending, it’s common to come across the term broom swept condition. This refers to how clean the property should be when it’s handed over. Unless the agreement specifies that professional cleaning is required, the seller or tenant is typically expected to leave the premises in a clean and empty state.

This usually requires:

• All personal items removed—even things like paint cans or old tools.
• Trash, garbage, and debris are taken away.
• Floors swept, vacuumed (or lightly cleaned), but deep cleaning isn’t needed .
• Countertops and visible surfaces wiped to clear crumbs or dirt.

Sometimes, when a home changes hands, the new owner walks in and finds things that shouldn’t be there. This can include personal items, small pieces of furniture, or items left in storage areas. It might not seem like a big deal at first, but it can quickly become frustrating—especially if it wasn’t part of the agreement.

Leaving things behind without asking can cause confusion. It’s important for sellers to understand that the home should be fully emptied unless the buyer has clearly agreed to keep something. Guessing what someone might want isn’t enough. It’s always better to confirm.

For buyers, checking the property before the final handover is a smart step. It gives you a chance to make sure everything looks the way it should and nothing has been left without permission. If anything needs to be removed, it’s easier to deal with it before closing, not after. This keeps things fair and avoids unnecessary issues later on.

Key Elements Of Broom Swept Condition

When a property is handed over, broom swept condition means it should be left reasonably clean and fully cleared out. It’s a common expectation in many real estate agreements, especially during a sale or lease ending.

Here’s what that usually includes:

• All personal belongings must be removed. Anything that isn’t part of the agreement—like furniture, boxes, decorations, or tools—should not be left behind. If something was agreed to stay (like appliances or fixtures), that’s different. But otherwise, the space should be completely emptied before the new owner or tenant takes possession.
• No garbage or leftover items. That means closets, drawers, cupboards, storage rooms, and even outdoor areas like sheds or yards must be cleared of trash or debris. Common complaints include finding old paint cans, food, or half-used products left behind, which can lead to frustration or even disputes.
• Floors should be swept, vacuumed, or lightly cleaned. The goal is to remove dirt, dust, or crumbs—not to make the floors spotless, but to leave them in a tidy condition. There’s no need to wax floors or hire cleaners unless that was part of the agreement.
• Surfaces should be wiped down. This includes kitchen counters, inside of appliances, sinks, bathroom fixtures, and window sills. The idea is to get rid of visible dirt or grime so the space feels clean and ready for use.
• Remove nails, screws, or hooks from walls. If you’ve taken down shelves, artwork, or TVs, it’s expected that you also remove any hardware used to hang them. This helps prevent damage and keeps the walls ready for the next occupant.

Now, what broom swept condition does not include:

• It does not mean professional or deep cleaning. Unless there’s a clause in the agreement saying the home must be professionally cleaned, a general tidy-up is enough. Deep scrubbing, steam-cleaning carpets, or washing windows are not part of this condition by default.
• It also doesn’t include repairs or upgrades. The seller or tenant is not responsible for fixing small dents in walls, repainting, or replacing worn-out items, unless they’re broken or that work was agreed to earlier. General wear and tear is usually acceptable.

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 Why Does Broom-Swept Condition Matter In Ontario?

1.    Courts enforce clear contract terms

If your Agreement of Purchase and Sale or lease includes a clause for “broom-swept condition,” courts and arbitrators in Ontario treat it as binding. They won’t require any higher cleaning standard unless it’s clearly stated in writing.

2.    Leaving items behind can trigger disputes

Buyers or landlords may find leftover trash, personal items, or unclean areas during their final walkthrough. In such cases, they may claim the other party violated the agreement and can ask to have the space cleaned or be compensated for cleanup costs.

3.    Clarity avoids conflict

Real estate agents and legal experts in Ontario often recommend explicitly writing out what broom-swept means. For example: “no garbage, floors swept, surfaces wiped.” Doing so helps prevent misunderstandings and saves time during closing .

Common Real Estate Situations Where Broom Swept Condition Applies

Broom swept condition comes into play in different types of property handovers. It can apply in home sales, rental agreements, and commercial leases. Each situation has its own specific expectations, as outlined in the Residential and Commercial Clauses.

Below are some typical examples that show how this standard is used in practice.

Residential property sales

When a homeowner sells a property, they are usually expected to leave the place clean and empty. This means all personal items must be removed, garbage taken out, and floors swept or vacuumed. Surfaces like countertops, bathroom sinks, and appliances should be wiped to remove any visible dirt or spills.

However, the seller is not required to hire a professional cleaning service unless it was part of the agreement. Basic cleaning and a cleared-out home are enough to meet the broom swept condition.

Rental unit handovers

For tenants moving out of a rental unit, meeting broom swept condition is often part of their lease agreement. This includes clearing out all personal belongings, taking out trash, and doing a basic clean-up—like vacuuming or sweeping the floors. Leaving behind old furniture, bags of garbage, or any personal items would be considered a breach of the lease.

In many cases, landlords can deduct cleanup costs from the tenant’s security deposit if the unit is not returned in proper condition.

Commercial lease endings

In commercial leases, broom swept condition may also include removing any fixtures or custom installations that the tenant added. This could be shelving, partitions, signage, or equipment. The space must be returned clean and empty, so the next business can take over without delays.

As with residential leases, the lease terms usually outline what needs to be removed. If the tenant doesn’t return the space as agreed, they may be responsible for extra costs.

What Buyers, Renters, and Sellers Should Keep in Mind?

Broom swept condition may sound simple, but there are a few key things both sides should be clear on before the property changes hands. Understanding what’s expected helps avoid problems on closing day or when returning a rental.

Here’s what you should know:

For Buyers and Renters

• Ask for the broom swept condition to be clearly written into the agreement.
• If possible, request a final walkthrough shortly before possession.
• Check that all personal items and trash are removed from every room, closet, and storage area.
• Look over surfaces, floors, and appliances to make sure they’ve been wiped and cleaned lightly.
• If anything looks off, raise it with your agent or landlord before closing or key return.

For Sellers and Tenants

• Remove everything that belongs to you unless it was agreed to stay.
• Don’t leave behind things “just in case” the other party wants them—always check first.
• Empty the fridge, cupboards, closets, drawers, and any storage spaces.
• Sweep or vacuum the floors, and wipe down kitchen and bathroom surfaces.
• Take out all trash, including in bins or containers around the home or property.
• In commercial leases, remove anything you installed unless the agreement says otherwise.

Wrapping It Up

Leaving a property in broom swept condition is a basic yet important part of closing a deal or ending a lease. It keeps things fair and helps both parties avoid problems during the handover.

While the standard is simple, it’s still a legal responsibility. That’s why it’s important to be clear about what’s expected in your agreement from the start.

To avoid any issues, it’s always best to put the details in writing and be clear about what level of cleaning is required.

And if you’re unsure about the legal side of things, speaking with a real estate lawyer who’s familiar with local contracts and rules can be a smart step.

The information provided above is of a general nature and should not be considered legal advice. Every transaction or circumstance is unique, and obtaining specific legal advice is necessary to address your particular requirements. Therefore, if you have any legal questions, it is recommended that you consult with a lawyer.