Here's your step-by-step guide from accepted offer to keys in hand. Each step has a deadline — don't miss them.
The title company will reach out to you with wiring instructions shortly after acceptance. Your earnest money will be held in escrow and applied toward your down payment at closing.
⚠ Before wiring anything: Call the title company directly using a phone number you look up yourself to confirm the wiring instructions are legitimate. Do not rely solely on instructions received by email — wire fraud is real and very difficult to reverse.
Once wired, keep your confirmation. The title company will acknowledge receipt. If there is any issue, contact me immediately.
Your 10-day inspection period begins the day after contract acceptance — Day 1 is the first full calendar day following acceptance. Book your inspector on Day 1 or Day 2 — good inspectors fill up fast and you'll need time to review the report and negotiate if needed.
Your general home inspection covers the major systems and structure. Depending on the property, you may also want a separate pool, roof, HVAC, pest, or mold inspection. If the property has solar panels, a dedicated solar inspection is strongly recommended.
Recommended inspectors:
You are required to share inspection reports with the seller's agent. All inspection items you want to address must be submitted in a single written notice before the inspection period expires. Verbal discussions don't extend any deadlines.
Your lender must deliver a completed Loan Status Update (LSU) form to the seller within 10 days of contract acceptance. This confirms the current status of your loan application and that everything is on track.
Stay in close contact with your lender. Respond quickly to any document requests — delays here can put your closing date at risk. Also notify me immediately if anything changes with your loan program, lender, or financing terms.
Once the title company opens escrow, they'll send you a Title Commitment — a detailed look at the ownership history and any liens, easements, or restrictions that will remain on the property. You have 5 days after receipt to raise any concerns in writing.
If the property is part of an HOA, you'll also receive the governing documents: CC&Rs, bylaws, financials, reserve study, and budget. Read them carefully. HOA rules govern what you can and can't do with the property, and the financials tell you whether the association is financially healthy.
Key things to check in HOA docs: monthly dues (and any upcoming increases), pending special assessments, rental restrictions, pet policies, parking rules, and whether the reserves are adequately funded. You have 5 days after receipt to disapprove items in writing.
Once you receive your inspection report, review it with me. We'll identify which items are worth asking the seller to address and how to frame the request strategically. Not every item on an inspection report warrants a repair request — we'll focus on what matters most.
If you want to request repairs or a price reduction, all items must be submitted in a single written Buyer's Inspection Notice before your inspection period expires. The seller then has 5 days to respond.
Rather than a traditional home warranty, I recommend Elevate Homescriptions — a local Arizona company that offers significantly better coverage. No dollar limits on HVAC repairs or replacements, no surprise reconnection fees, and they approve 96% of claims (vs. the industry norm of denying 1 in 8).
Elevate covers unknown pre-existing conditions — a huge differentiator. Most home warranties exclude them. Plans start at $500/year and cover A/C, heating, plumbing, electrical, appliances, and more. Ask me if you have questions about whether it makes sense for your home.
Once the inspection negotiation is resolved, give your lender the green light to order the appraisal. The appraisal confirms the home's value is at least equal to the purchase price — your loan depends on it.
The appraisal fee is paid by you upfront and is non-refundable. If the home appraises for less than the purchase price, you have 5 days after notification to cancel and get your earnest money back, or to waive the appraisal contingency and proceed.
Tip: Keep your finances stable during this period. Avoid large purchases, new credit applications, or any changes to your employment or income. Lenders verify your financial status again right before closing.
Before you sign closing documents, you have the right to walk through the property one final time. This is your chance to confirm that any agreed-upon repairs were completed, that the home is in the same condition as when you went under contract, and that nothing has been removed that was supposed to convey.
Do not skip this step. If something is wrong, speak up before you close — after the deed records it becomes significantly harder to address.
Your lender will provide a Closing Disclosure at least 3 business days before closing — review it carefully and compare it to your Loan Estimate. Bring a valid government-issued ID to your signing appointment.
Closing funds (down payment and closing costs beyond earnest money) must be wired to the title company in advance. Again — independently verify all wiring instructions before sending any money.
Once the deed records at the county recorder's office, escrow is officially closed and you'll receive your keys. Congratulations — you're a homeowner.