The Escrow Timeline: What Happens Each Week After Your Offer Is Accepted

Your Escrow Roadmap

Once your offer is accepted, the clock starts on escrow. Knowing what happens each week helps you stay prepared, avoid delays, and reduce the stress of waiting. While timelines vary by location and transaction complexity, most residential escrows follow a predictable pattern over 30-45 days.

Week 1: Opening Escrow and Earnest Money

Within 1-3 business days of accepted offer, your agent sends the purchase agreement to the escrow company. You'll deposit your earnest money (typically 1-3% of purchase price) into the escrow account. The escrow officer opens a file, assigns a number, and sends preliminary instructions to all parties. Simultaneously, the title company begins its title search, and your lender starts processing your mortgage application. Your job this week: deliver the earnest money on time and provide any documents your lender requests immediately.

Week 2: Inspections and Due Diligence

This is your investigation week. Schedule and attend the home inspection ($300-$500), which typically takes 2-4 hours. If issues are found, you'll negotiate repairs or credits with the seller through your agents. Specialty inspections (pest, sewer scope, radon, mold) happen now too if desired. Your lender orders the home appraisal to confirm the property's value supports the loan amount. Your job: attend inspections, review reports carefully, and make decisions about negotiating repairs.

Weeks 3-4: Loan Processing and Contingency Removal

Your lender's underwriter reviews your complete file: income verification, asset documentation, credit report, appraisal, and title report. You may receive requests for additional documentation—respond within 24 hours to avoid delays. Once the lender is satisfied, you'll receive conditional loan approval. Contingency removal deadlines typically fall in this period—once you remove contingencies, your earnest money is generally at risk if you back out. Your job: respond instantly to lender requests, review and approve the preliminary title report, and meet contingency deadlines.

Final Week: Closing

Your lender issues final loan approval and sends closing documents to escrow. You'll receive the Closing Disclosure (CD) at least 3 business days before closing, detailing every cost. Review it carefully against your original Loan Estimate. You'll do a final walkthrough of the property to confirm its condition and any agreed repairs. Then comes signing day—plan for about an hour to sign documents at the escrow office. Wire your remaining down payment and closing costs to escrow (never wire money based on email instructions alone—always verify wiring details by phone). Once the loan funds and the deed records with the county, you get the keys.