What Happens After Your Offer Gets Accepted?

Getting your offer accepted feels like the finish line. It's not. In many ways, it's where the real work begins. The period between offer acceptance and closing is called the due diligence period — and how you navigate it determines whether you close confidently or scramble to save the deal.

Day 1–3: Earnest Money and Contract Execution

Within the first few days after acceptance, you'll deposit earnest money — typically 1–3% of the purchase price — into an escrow account. This demonstrates your serious intent. It's not lost if the deal falls apart for legitimate contract reasons, but it can be at risk if you walk away without cause after contingencies are removed.

Your agent will also ensure all parties have signed the contract and that it's fully executed. The clock on your contingency deadlines starts from this date.

Days 3–10: Inspections

This is your primary window to investigate the property. You should order:

• A general home inspection (non-negotiable)
• Radon testing if not already done
• Pest/termite inspection (required for VA loans)
• Sewer scope for homes built before 1980
• Any specialty inspections specific to the property

Inspection results give you the right to negotiate repairs, credits, or — if issues are significant enough — walk away. In Virginia, the inspection contingency gives buyers meaningful protection during this window.

Days 5–15: Appraisal

Your lender will order an independent appraisal to confirm the home's market value. The appraiser is a licensed third party — neither you nor the seller controls the outcome.

If the appraisal comes in at or above the purchase price, you proceed. If it comes in below, you have options: renegotiate the price, pay the difference in cash, challenge the appraisal with comparable data, or — depending on your contract language — exit the deal. Knowing which option is right requires experience and local market knowledge.

Days 1–21: Mortgage Underwriting

While inspections and the appraisal are happening, your lender is processing your loan. Underwriting is the most unpredictable phase — the underwriter reviews your income, assets, employment, and the property itself, and may request additional documentation at any point.

The most important thing you can do during this period: do not make any large purchases, change jobs, open new credit accounts, or move money between accounts without consulting your lender first. These actions can derail a loan approval even days before closing.

Days 15–25: Title Search and Insurance

A title company searches the public record to confirm the seller legally owns the property and that there are no outstanding liens, judgments, or other claims against it. Title insurance protects you against any defects that weren't found in the search. This is standard in every transaction and is included in your closing costs.

Day 21–35: Clear to Close

"Clear to close" means your lender has completed underwriting and is ready to fund the loan. You'll receive a Closing Disclosure at least three business days before your closing date — review it carefully and compare it against your original Loan Estimate. Ask questions about anything that has changed.

Final Walkthrough

24–48 hours before closing, you'll do a final walkthrough of the property. This is not another inspection — it's a confirmation that the home is in the agreed condition, that any negotiated repairs were completed, and that nothing has changed since your inspection. Take it seriously.

Closing Day

You'll sign a stack of documents (both loan documents and transfer documents), pay your remaining closing costs and down payment, and receive the keys. The entire signing typically takes 60–90 minutes. We prepare you in advance for everything you'll sign so there are no surprises at the table.