You hear it often in Palm Beach listings: “turnkey.” But what does that really mean when you want to arrive for season, turn the key, and start living? If you are buying a high-end coastal home, the difference between marketing language and a true turnkey standard can impact price, timing, insurance, and peace of mind. In this guide, you’ll learn how turnkey is defined in Palm Beach, what is typically included, how to verify it, and the documents and specialists that protect you. Let’s dive in.
Turnkey in Palm Beach, defined
At its core, “turnkey” means a home is ready for immediate occupancy with little to no additional work required. In Palm Beach luxury, that readiness usually goes beyond paint and appliances to include designer-level finishes and operating outdoor systems.
Coastal realities raise the bar. Buyers often expect approved hurricane protection, functional waterfront systems, and documented compliance with local rules. Because “turnkey” is not a legal standard, your contract and exhibits must define what it includes.
Core expectations to clarify
- Furnishings and FF&E: inventory of furniture, fixtures, and equipment, with what stays listed clearly.
- Major systems: HVAC, electrical, plumbing, pool equipment, elevator if present, and all mechanicals in working order.
- Exterior and coastal systems: impact-rated windows or shutters, seawall and dock serviceability, landscaping and irrigation.
- Documentation: permits, inspection finals, certificates of occupancy when applicable, manuals, warranties, and service records.
- Practical move-in: connected utilities, functioning appliances, and window treatments. Some homes include household goods, but scope varies by sale.
Typical inclusions and exclusions
Every turnkey offer should be backed by a signed, itemized inclusion and exclusion list. In Palm Beach, these are common patterns.
Often included in luxury turnkey
- FF&E per a detailed inventory: furniture, rugs, window treatments, lamps, and art if specified.
- Major appliances with serial numbers and warranty information.
- Pool and spa equipment and required safety devices.
- Landscaping, irrigation, built-in outdoor kitchen components, and listed outdoor furniture.
- Mechanical systems such as HVAC, water heaters, pool heaters, and water pumps if stated in the contract.
- Hurricane protection such as impact windows and doors or removable shutters, as specified.
- Dock, boatlift, and seawall when part of the property, subject to permits and condition.
- Home automation and security hardware. Subscriptions typically do not transfer.
- Transferable warranties for appliances, systems, or roof when available.
Common exclusions
- Personal items, owner’s art collections, photographs, and select decorator pieces.
- Subscription services for security monitoring, cable, and smart-home platforms.
- Vehicles and watercraft unless expressly included.
- Club memberships and title-based memberships that follow separate transfer rules.
Premium-level add-ons you may see
- Staging left in place or fully furnished sale tailored for seasonal use.
- Short transition support from a property manager or concierge vendor.
- Prepaid pool, landscape, or security service for a defined initial period.
Documentation and warranties to confirm
Paperwork is what turns a claim into a deliverable. Ask for these items well before closing.
- FF&E inventory with photos, serial numbers, and condition notes, marked “to remain.”
- Copies of building permits, final inspections, and certificate of occupancy when required for major work.
- Warranties and service records for HVAC, roof, pool equipment, elevator, and major appliances.
- Active service contracts and the rules for transfer or termination.
- FEMA Elevation Certificate and current flood information when relevant to insurance or lending. You can review official mapping at the FEMA Flood Map Service Center.
- Seawall and dock inspection reports plus state and county permits for coastal structures.
- Insurance claim history if available, and any documents that affect insurability.
- HOA or POA governing documents and rental/use rules if applicable.
Evidence of operability
- Request recent service reports and tests, such as HVAC performance summaries and generator load tests.
- For hurricane protection, ask for product approvals and installation documentation that aligns with Florida standards. You can review code references at the Florida Building Code.
- Confirm pool safety compliance per local requirements, including alarms or barriers.
Warranty transfer points
- Manufacturer warranties often need serial numbers and proof of purchase to transfer.
- Contractor warranties for roof, remodels, seawall, or dock work are usually limited-term and must be assigned.
- For elevators and other bespoke systems, verify the existence and transfer of OEM service contracts.
Inspections and specialists to hire
In addition to a standard home inspection, luxury coastal purchases benefit from targeted experts.
- Structural engineer for waterfront homes, significant renovations, or evidence of movement.
- Marine surveyor or coastal engineer for seawall, dock, boatlift, and navigational approach.
- Pool and spa specialist for equipment, structure, and safety compliance.
- Licensed roofing contractor experienced with high-wind and coastal materials.
- HVAC and whole-house mechanical specialist to check corrosion and performance.
- Pest and WDI inspection, with attention to South Florida conditions.
- Mold and indoor air quality testing when moisture history suggests risk.
- Elevator technician if a lift is present.
- Environmental or historic review if the property sits in regulated coastal or conservation zones.
Walkthrough checks that matter
Your pre-closing walkthrough should validate inventory and function.
- Cross-check the FF&E list and document condition with photos or video.
- Run all systems: HVAC, generator, pool and spa equipment, elevator, kitchen appliances, garage doors, and impact door and window operation.
- Test the security system and confirm admin access, passwords, and transfer steps.
- Ask for last service dates and receipts for every included system.
Red flags to watch
- No written FF&E inventory or vague “all furnishings included” language.
- Missing permits or lack of final inspections for recent major work.
- Warranties that are expired, missing, or not transferable.
- Coastal structures without permits or recent inspection reports.
- Evidence of moisture or corrosion on key systems, or a pattern of repeated repairs.
- Resistance to a reasonable escrow holdback for punch-list items.
Contracts, pricing, and timing
A true turnkey listing earns a premium when documentation is strong and systems are ready. Weak paperwork or aging inclusions reduce that premium.
- Attach a detailed FF&E exhibit with photos and serial numbers to the contract.
- Include seller representations about system condition, permits, and known defects.
- Require a final walkthrough standard that items are present and operable.
- Use an escrow holdback for incomplete items or delayed transfers.
- Clarify who handles transferring service accounts and vendor relationships.
- Decide on as-is versus any post-closing coverage the seller offers.
Turnkey can shorten your re-occupancy timeline and simplify a seasonal arrival. During peak winter season, demand may compress diligence windows, so get your specialists engaged early.
Insurance and insurability
Underwriting for wind and flood depends on the home’s protection level, roof condition, electrical systems, and elevation. Elevation Certificates and flood zones influence both NFIP and private flood coverage. For official documentation, consult the Town of Palm Beach and the Palm Beach County permitting resources, and review coastal permitting guidance from the Florida Department of Environmental Protection.
Palm Beach rules and what to verify
- Permits and coastal construction: Significant work requires permits and final inspections. Coastal structures may need state or federal review depending on scope. Keep all records organized for transfer.
- Flood zones and elevation: Many properties sit in Special Flood Hazard Areas. Request the Elevation Certificate and confirm mapping with the FEMA Flood Map Service Center.
- HOA and rental rules: If you plan seasonal renting, confirm association and municipal restrictions before you commit.
- Utilities and service handoff: Agree on how accounts, vendor access, passwords, and spare keys will transfer at closing.
Quick turnkey checklist
- Get a detailed FF&E inventory with photos and serial numbers attached to your contract.
- Collect permits, final inspections, and any certificate of occupancy for major work.
- Request the Elevation Certificate and discuss flood insurance with an experienced broker.
- Hire specialists: structural engineer, marine surveyor, pool tech, roofing contractor, HVAC, and pest.
- Confirm warranty transferability and gather service records for all major systems.
- Test every system during the walkthrough and document performance.
- Include escrow holdbacks for incomplete work or delayed transfers.
- Verify HOA and municipal use or rental rules that affect your plans.
- Obtain a seawall and dock inspection and permit history for waterfront homes.
- Ask for vendor lists and schedule introductions for a smooth handover.
Ready to evaluate a listing?
If you want a candid, developer-level read on whether a property is truly turnkey, connect with a local advisor who understands construction, permitting, and coastal systems. Our boutique platform pairs white-glove brokerage with development expertise so you can move quickly and confidently.
Have a Palm Beach property in mind? Reach out to John R Hackett for discreet guidance and a streamlined plan.
FAQs
What does “turnkey” actually include in Palm Beach luxury homes?
- It typically covers FF&E per an inventory, working mechanicals, hurricane protection, coastal systems in serviceable condition, and complete documentation, unless the contract narrows or expands that scope.
How can I confirm hurricane protection is legitimate, not just advertised?
- Ask for product approvals and installation docs and review recent service records, then operate shutters or impact openings during the walkthrough to verify function.
Do docks, boatlifts, and seawalls transfer automatically in a sale?
- They transfer with the property, but you should obtain permits, inspection reports, and service history to confirm lawful installation and current condition.
Which inspections are essential for a coastal turnkey purchase?
- In addition to a general home inspection, hire a structural engineer, marine surveyor, pool specialist, roofing contractor, HVAC tech, and pest inspector, with mold testing as indicated.
How does turnkey status affect price and closing timelines?
- Well-documented turnkey homes often justify a premium and can close faster because buyers avoid outfitting and post-closing work, while missing permits or weak documentation can reduce value or delay closing.
