STL Home Buyer Journey
George Kindler
13 Years Of Real Estate Experience At Your Fingertips
Last updated October 21, 2026
The keys come at closing, but the move-in date depends on more than the closing date: what the contract says about possession, whether the seller needs to stay, and what your city or the County requires before anyone moves in.
At closing. The St. Louis contract calls for possession at closing unless a rider changes it, so the house is yours once the title company confirms the sale is complete. Before that, it’s still the seller’s. How possession works ↓
Only with a possession-prior-to-closing rider in the contract, and I typically don’t recommend it unless it’s a special circumstance. If the financing falls through after you’ve moved in, you’re living in a house you don’t own, and the sellers are out of their home without their proceeds. Why I avoid it ↓
Only if the contract says so, usually as a rent-back. Possession after closing typically means a seller holding over, and I don’t like them. If you agree to one, put the rent, the move-out date and who pays for damage in writing before you close. The terms to insist on ↓
Usually, but check the address first. In unincorporated St. Louis County, a new occupant has to wait until the County issues the occupancy permit, and some cities require their own inspection at every sale. Occupancy rules by area ↓
That the house is in the condition you bought it, that agreed repairs are done with paperwork to prove it, and that fixtures are still there. If something’s wrong, raise it before closing, when the seller can still fix it. The walk-through checklist ↓
Sources: the St. Louis residential sale contract’s possession terms; George Kindler’s transactions, including 921 San Luis Drive (2026); city and county occupancy requirements as published on each area page.
Because that’s when ownership changes. The contract calls for possession at closing unless the parties add a rider that says otherwise. Until the title company confirms the sale is complete, the seller still owns the house, carries the insurance and is responsible for its condition. After that, it’s yours. What happens on closing day →
Because if the financing falls through after the buyer moves in, everyone is in trouble. A possession-prior-to-closing rider lets a buyer move in early, but until closing there are too many unknowns:
It can be a mess. My philosophy is to keep it straightforward: possession at closing, unless it’s a special circumstance.
You become their landlord for a while, so treat it like one. Possession after closing is typically a seller holding over, and I don’t like them. I’ve had a few, and the way to make one work is to settle everything in writing before you close:
Sellers should know the other side of this too: I’ve seen a required rent-back keep offers from coming in at all. Once it was removed, the house was under contract within a weekend. Rent-backs from the seller’s side →
It depends on the address, not the ZIP code. Some cities and the County require their own inspection or permit when a house changes hands, and it’s separate from your home inspection.
| Where | What happens at a sale |
|---|---|
| Unincorporated St. Louis County | County occupancy permit; the new occupant waits until it’s issued |
| Maryland Heights | City occupancy inspection at every transfer; the city can be behind, so sellers should schedule early |
| Green Park | Occupancy permit when a sale changes the occupant ($110) |
| Sunset Hills | Occupancy permit when occupancy changes; sellers commonly apply before closing |
| Webster Groves | Passed occupancy inspection before the permit ($75 inspection, $30 permit) |
| Crestwood | No occupancy permit for an owner-occupied resale |
| Arnold | Property maintenance inspection and certificate of compliance before a sale or new occupant |
| Festus and De Soto | Certificate of occupancy after the city inspects a house being sold |
| Imperial area | No county resale inspection; the fire protection district inspects at a change of ownership |
Rules and fees change, so confirm with the city or the County for the exact address. The seller usually starts the process, but if the permit isn’t issued by closing, the move-in date is what slips. Jefferson County rules by town →
That you’re getting the house you agreed to buy. Walk it the way you saw it at the inspection, and check three things:
On 921 San Luis Drive in Fenton, the listing agent told me the night before closing that the sellers were taking the Ring doorbell and a spotlight. They were fixtures. Both stayed, and we had a smooth closing. The Ring doorbell story →
Rent-backs
Not one that reopens the sale. The original contract’s walk-through and damage terms stand, and what the seller owes at move-out belongs in the written rent-back terms. Agree on that before closing, because it won’t be renegotiated after. Rent-back terms ↑
Timing
Then the two closings have to line up, or you plan a short-term rental or a rent-back on your own sale. It depends on your financial position and whether you can carry two payments. Selling and buying at the same time →
This is one piece of the St. Louis home buying process. See how it all fits together:
📚 Complete St. Louis Buyer Guide →
Grew up in South St. Louis, lived in Dogtown for 6 years, now in South County. You'll find us at Wellspring on Lindbergh on Sundays. I'm not selling you a house — I'm showing you how to think about buying or selling a house.
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