Day 1-3: Congratulations & Preparation
After accepting an offer, take these steps:
- Sign the accepted contract and have your agent return it to the buyer's agent
- Notify your mortgage lender you're selling (if you have a mortgage)
- Prepare for showings to end—the home is now under contract
- Plan your move and get moving quotes
- Gather important documents: Property records, warranties, HOA documents, building permits for renovations
Day 3-7: Home Inspection Period
The buyer's inspector will evaluate your home, typically within 7 days. During this time:
- Be available for inspections (your agent will schedule them)
- Allow inspectors access to all areas (basement, attic, crawlspace, mechanical systems)
- Don't be present during inspections (inspectors need privacy to work)
- Keep your home clean and accessible
The inspector will evaluate:
- Structural integrity and foundation
- Roof and exterior
- Electrical systems
- Plumbing and water heater
- HVAC system
- Appliances
- Water damage and mold
- Overall condition
Day 7-14: Inspection Responses & Negotiations
After inspection, the buyer has the right to request repairs or credits. You'll receive an inspection report listing findings. Your options:
- Agree to make repairs at your expense
- Offer a credit toward buyer's closing costs (reduces sale price)
- Refuse requests (risky—may jeopardize the sale)
- Negotiate specific repairs while declining others
Negotiation Strategy: Agree to critical repairs (roof leaks, HVAC failure, electrical hazards) but push back on cosmetic or minor issues.
Day 7-14: Appraisal Process
The buyer's lender orders an appraisal to ensure the home's value supports the loan amount. You don't attend the appraisal, but ensure:
- Your home is clean and accessible
- No junk or debris in yard
- All systems are functional (appraiser tests utilities)
If the appraisal comes in low, the buyer may renegotiate the price or request repairs. Low appraisals are rare but possible.
Day 14-21: Underwriting & Title Search
The buyer's lender reviews the entire file. Simultaneously, the title company searches property records for liens, easements, or ownership issues. You should:
- Be responsive if the lender requests information
- Disclose any liens you know about
- Provide information about easements or property rights
Day 21-30: Final Preparations
As closing approaches:
- Update your forwarding address with the post office
- Arrange utilities disconnection for moving day
- Schedule final walkthrough (buyer will inspect 24 hours before closing)
- Contact your mortgage lender about payoff amount
- Schedule movers and plan moving logistics
- Get utility deposit returns by notifying providers of sale
Day 28-30: Final Walkthrough & Closing Disclosure
The buyer conducts a final walkthrough 24 hours before closing. They'll verify:
- All negotiated repairs were completed
- Home is in agreed-upon condition
- No new damage has occurred
- Agreed-upon items (appliances, fixtures) are still present
You should ensure your home is:
- Clean and ready for buyer occupancy
- All agreed repairs completed
- All agreed items present
- No personal items left behind
Day 30: Closing Day
On closing day (typically a Tuesday or Wednesday):
- Sign closing documents at title company or attorney's office
- Verify loan payoff amount with your mortgage lender
- Receive net proceeds check (total sale price minus all costs)
- Transfer keys and garage doors openers to buyer
- Remove personal items from the property
Key Dates & Deadlines
- Inspection period: Usually 7-10 days from acceptance
- Inspection response deadline: Usually 3-5 days after inspection
- Appraisal due: Usually 7-14 days from acceptance
- Final walkthrough: 24 hours before closing
- Closing day: Usually 30-45 days from acceptance
Common Issues & Solutions
Inspection Fails, Buyer Backs Out
If buyer included inspection contingency, they can walk away. This is why pricing correctly is crucial—properly priced homes pass inspection.
Appraisal Comes in Low
Buyer may request price reduction. You can refuse and risk the sale falling through. Consider negotiating a compromise.
Buyer's Financing Falls Through
If they included financing contingency, they can walk away. This is rare if they were pre-approved. Earnest money might be your only recourse.
Quick Takeaways
- Inspection period is usually 7-10 days; be prepared for access
- Expect repair requests after inspection—negotiate wisely
- Final walkthrough occurs 24 hours before closing—home must be clean
- Underwriting takes 7-14 days; respond quickly to lender requests
- Closing typically occurs 30-45 days after acceptance