📝 Under Contract, Now What?

Your step‑by‑step guide from offer to closing day.

You accepted an offer — congratulations. That’s a big moment.

Now comes the part that feels a little less glamorous: inspections, deadlines, paperwork, and a dozen moving parts that can either go smoothly… or get messy fast.

This guide keeps you organized, on time, and confident from contract to closing.

🔍 What to Expect Once You’re Under Contract

When a buyer’s offer is accepted, it triggers a timeline full of legal steps and required tasks. Here’s the simplified version:

1. Contract Signed

Both parties sign the purchase agreement. It’s official.

2. Earnest Money Deposit (EMD)

The buyer submits their deposit, held in escrow as a sign of commitment.

3. Inspections Begin

Home inspection, termite, roof, HVAC, or other add‑ons typically happen within the first few days.

4. Repair Negotiations

After inspections, buyers may request repairs or credits. This becomes a second round of negotiation.

5. Appraisal Ordered

If the buyer is financing, the lender orders an appraisal to confirm the home’s value.

6. Title Work & HOA Docs

The title company verifies a clean title. If you’re in an HOA, required documents are reviewed by the buyer.

7. Loan Underwriting

The buyer completes final loan approval.Your job: keep the home stable — no major unpermitted work, no big changes in occupancy.

8. Final Walkthrough

Usually 24–72 hours before closing. The buyer confirms the home is in the same (or agreed‑upon) condition.

9. Closing Day

You sign final documents, hand over keys, and officially close the sale.

📋 Your Seller To‑Do List

Stay ahead of the process with these key tasks:

• Keep your home in the same condition (or better) than when the offer was accepted
• Complete any agreed‑upon repairs and save receipts
• Keep your schedule flexible for inspectors, appraisers, and walkthroughs
• Notify utility companies of your move‑out date
• Begin packing and plan your move
• Gather warranties, appliance manuals, garage remotes, and spare keys for the buyer
• Review your closing documents with your agent before signing

⚠️ Avoid These Common Delays

• Missing a repair deadline
• Forgetting to disclose something that was agreed upon
• Letting the home get too empty or messy before the walkthrough
• Trying to renegotiate or change terms at the last minute

⭐ Final Tips for a Smooth Closing

• Stay available — quick communication keeps everything on track
• Loop your agent in immediately if anything changes with your plans
• Ask questions — no detail is too small during escrow
• Don’t cancel homeowners insurance until after the transaction officially closes

📞 Need Help Navigating Closing?

I’ve helped dozens of sellers move from offer to closing day without the drama. If you’re under contract — or getting close — I’ll help you stay organized, avoid surprises, and get to the finish line with confidence.

Call or text me anytime for a personalized closing checklist:912‑414‑4427

— Penny

‍