Process

What happens between offer and closing?

Educational guide · Updated 2026

The period between a seller accepting your offer and sitting at the closing table is one of the most stressful and confusing stretches in the homebuying process. You've agreed on a price — but there are still 30–60 days of activity before the home is legally yours. Here's what actually happens, in order.

Days 1–3: Earnest money and opening escrow

Once the offer is accepted, you have 1–3 days (per your contract) to wire your earnest money deposit to the escrow company. This formally opens escrow. The title company begins their title search — reviewing public records to confirm the seller has clear ownership and no liens exist against the property.

Days 1–14: Inspection period

This is your due diligence window. Schedule a home inspection immediately — good inspectors book quickly. The inspection typically takes 2–4 hours and covers the home's structure, systems, and major components. You'll receive a written report, usually within 24 hours. Based on findings, you can: accept the home as-is, request repairs or credits, or (if findings are significant) back out with your earnest money returned.

Days 1–10: Loan application and appraisal ordered

Submit your full mortgage application to your lender immediately after going under contract. Your lender will order an appraisal — an independent valuation of the property by a licensed appraiser. The appraisal ensures the lender isn't lending more than the home is worth. Appraisals typically take 1–3 weeks to schedule and receive results.

Days 7–21: Underwriting

Once your full application and documents are submitted, an underwriter reviews everything. Expect to receive conditions — additional documents or explanations needed. Respond quickly. Delays in underwriting almost always stem from slow document responses or incomplete files.

Days 14–25: Title work and homeowners insurance

The title company completes their search and addresses any issues (called clouds on title) that surface. You'll need to secure homeowners insurance before closing — your lender requires proof of coverage. Shop multiple insurers and have the policy number and declaration page ready before your closing date.

3 days before closing: Closing Disclosure

By law, your lender must deliver the Closing Disclosure at least 3 business days before closing. Review it carefully — line by line — and compare it to your Loan Estimate. Flag any fees that increased beyond allowable amounts. Ask questions before the closing table, not during it.

Day of closing: The final walkthrough

Typically 24 hours before or the morning of closing, you do a final walkthrough of the property. Verify that agreed-upon repairs were completed, that no new damage occurred, and that the home is in the condition you agreed to purchase it in.

Closing day

You'll sit at the closing table (or in some states, sign remotely) and sign a stack of documents — your mortgage note, deed of trust, and multiple disclosures. You'll wire your closing funds (down payment + closing costs minus any deposits already made). The title company records the deed with the county. Once recorded, you get the keys.

What can delay closing?

Common delays include appraisal issues (low value or required repairs), slow underwriting due to document delays, title problems, lender conditions not cleared in time, or last-minute credit changes by the buyer (new debt, job change).

What if the appraisal comes in low?

You have options: renegotiate the price to the appraised value, pay the gap in cash, challenge the appraisal with comps, or walk away (if you have an appraisal contingency).

Can closing be delayed after I've given notice at my apartment?

Yes, and this is more common than buyers expect. Build a buffer — don't give notice at your rental until you have a clear-to-close from your lender.

Frequently asked questions

This article is educational and general in nature. Specifics vary by lender, loan program, and location. Confirm details with a licensed professional.