Contract to close: process and checklists

Contract to close is everything that happens between an accepted offer and a recorded deed: earnest money, disclosures, inspection and repair requests, appraisal, title work, loan approval, the Closing Disclosure, the final walkthrough and closing day. Most financed purchases run on a 30- to 45-day schedule, and each step has an owner and a deadline in the contract. The guides below take one step at a time: what happens, who is responsible, how long it usually takes and what to do when it goes wrong, with federal rules such as TRID cited to the CFPB.

29 guides in this topic

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The contract-to-closing timeline, week by weekWhat happens each week between an accepted offer and closing on a financed home purchase, who does what, and what usually makes a closing s…
Real Estate Contingencies: Types, Deadlines and How Removal WorksWhat contingencies are in real estate: inspection, appraisal, financing, title, home sale, HOA, insurance and attorney review, with how rem…
Earnest money deadlines: when it's due and what if it's lateWhen earnest money is due, how the deadline is counted, who holds it, what happens if it's late, and when the buyer gets it back. With a ch…
The inspection objection and repair request, step by stepHow the inspection objection and repair request process works: buyer notice, seller response, resolution, the deadlines at each step, and a…
What does clear to close mean, and what happens next?Clear to close means underwriting is done. When it comes vs the Closing Disclosure, the TRID 3-day rule, how long until closing and what ca…

What happens week by week from contract to closing?

Week one is earnest money, disclosures and ordering the inspection; then come repair requests, the appraisal and title commitment; then underwriting, clear to close and the Closing Disclosure; and finally the walkthrough and signing. Contract to closing timeline: week by week lays out a 30-day file, and addendum vs amendment explains how changes along the way are documented. Buyers asking what to bring to closing need cash to close vs closing costs.

When is earnest money due, and what if there's a dispute?

The contract sets the amount, the holder and the due date, often a few days after acceptance. Earnest money deadline: when it's due, what if it's late covers the delivery rules, and earnest money disputes explains releases and what a holder may do when buyer and seller both claim the deposit.

How do inspection, appraisal and title fit together?

They run in parallel in the first weeks. The buyer inspects and negotiates repairs (inspection objection and repair requests), the lender orders the appraisal (options when the appraisal is low, how long an FHA appraisal is good for), and the title company issues a commitment (Schedule B exceptions and objections). Escrow vs title company explains who does what at the closing table.

What does clear to close mean, and what is the 3-day rule?

Clear to close means the underwriter has signed off on every loan condition. Under TRID the borrower must then receive the Closing Disclosure at least 3 business days before consummation. See what clear to close means and the Closing Disclosure 3-day rule, and protect the funds with the wire fraud checklist.

Which checklists keep the file complete?

A short set of lists covers most files: documents to request from the seller, seller disclosure requirements by state, the seller closing checklist, the final walkthrough checklist and the closing binder checklist. Investors swapping property also need the 1031 exchange timeline and the 1031 deadline calculator.

What are contingencies, and what do contingent and pending mean?

A contingency is a condition the sale depends on, such as an inspection, appraisal, financing or the sale of the buyer's home. Real estate contingencies explained lists the types and how each is removed; contingent vs pending explains the listing statuses while they are open. The two that most often end a deal have their own guides: the mortgage contingency and the home sale contingency and kick-out clause. Sellers who want a safety net take a backup offer.

Who pays what at closing, and what transfers?

The deed transfers ownership; title is the ownership itself (deed vs title), and title insurance protects it (owner's vs lender's title insurance). Sellers see their side in seller closing costs and the seller net sheet calculator; buyers in earnest money vs down payment. Condo and HOA sales add the HOA resale certificate.

Key federal and contract timing rules covered in this hub
Step	Timing rule	Guide
Closing Disclosure	Received at least 3 business days before consummation (TRID)	3-day rule
FHA appraisal	Valid for 180 days	FHA appraisal
1031 exchange	Identify replacement property in 45 days; close within 180	1031 timeline
Earnest money	Due when the contract says, often days after acceptance	Earnest money

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Frequently asked questions

How long does it take to close on a house?

Financed purchases often close in about 30 to 45 days from acceptance, cash deals faster. The contract sets the closing date; lender, appraisal and title timelines decide whether it holds.

What does clear to close mean?

It means the lender's underwriter has signed off on every loan condition and the loan can fund. The Closing Disclosure then has to reach the borrower at least 3 business days before consummation.

Who holds the earnest money?

Usually a neutral third party named in the contract: a title company, escrow company, attorney or the listing broker's trust account. The contract says who, how much and by when.

What is the difference between escrow and title?

Escrow is the neutral holding of money and documents until the conditions of the sale are met; the title company searches and insures the ownership record. In many states one company does both.