The Weeks Between Signing and Moving In: What to Expect During Escrow

Within one to three days of an accepted offer, your agent or lender will open escrow with a title company or escrow company — the neutral third party that holds funds and documents until all conditions are met. You'll wire or deliver your earnest money deposit (typically 1–3% of the purchase price) into this account. This deposit signals serious intent; it is applied to your closing costs at the end, not lost in the middle.

Schedule a licensed home inspector within the inspection contingency window — often seven to ten days. Attend in person if possible. The inspector evaluates the structure, roof, electrical panel, plumbing, HVAC system, and more. You'll receive a written report detailing findings by severity. Work with your agent to decide whether to request repairs, negotiate a price reduction (called a credit), or — if something serious is uncovered — invoke the inspection contingency to exit the deal.

Your lender will issue a conditional approval — a list of documents and verifications needed before the loan can fund. Common items include updated pay stubs, bank statements, explanation letters for unusual deposits, and proof of homeowners insurance. Respond to every request within 24–48 hours. Delays on your end push back the closing date, which can create contractual problems with the seller.

Your lender will order an independent appraisal — a licensed appraiser's estimate of the property's market value. The lender will only loan up to the appraised value, not the purchase price. If the appraisal comes in low (below the agreed purchase price), you have three general options: renegotiate the price with the seller, pay the difference in cash out of pocket, or — if an appraisal contingency is in your contract — exit the deal. Discuss your strategy with your agent before this result arrives.

The escrow or title company will run a title search — a review of public records to confirm the seller has the legal right to sell the property and that there are no outstanding liens, judgments, or ownership disputes attached to it. You'll be offered (and in most cases required to buy) title insurance, which protects you and your lender if a title problem surfaces after closing. Your lender's policy is separate from yours — both are typically paid at closing.

At least three business days before closing, your lender must deliver a Closing Disclosure — a standardized document that itemizes your final loan terms, monthly payment, and every closing cost. Compare it line by line against the Loan Estimate you received when you applied. Within 24 hours of closing, conduct a final walk-through of the property to confirm its condition hasn't changed since inspection and that any agreed repairs were completed.

On closing day, you'll sign a large stack of documents — typically at the title company's office, a notary, or via remote online notarization where permitted. You'll wire your remaining closing costs and down payment beforehand. Once all documents are signed, the lender releases funds to the seller, and the deed is recorded with the county. In most states, you receive the keys the same day recording is confirmed. Escrow is officially closed.