DENVER REAL ESTATE | COLORADO LIFESTYLESConfirm earnest money.
Verify the amount, recipient, delivery method and Alternative Earnest Money Deadline in your contract.
CONTRACT ACCEPTED / WHAT HAPPENS NEXT
Under Contract?
Here Are Your Next Steps.
Whether you are buying or selling, the next phase is built around dates, documents and decisions. Start with your role below, then use your signed contract as the final word on every deadline.
START HERE
The first moves matter.
Schedule the inspection.
Leave time to receive the report, discuss findings and make decisions before your objection deadline.
Watch for title requests.
Respond promptly when the title company requests payoff, identity or transaction information.
Protect the timeline.
Keep Dane, your lender, title company and other professionals updated when questions or delays arise.
FOR BUYERS / CONTRACT TO KEYS
Congrats on going under contract!
Here are our next steps on your home-purchase journey. I will keep you informed as additional dates, deadlines and requirements approach.
Earnest Money
Make an earnest-money check payable to the title company named in your contract, or arrange a wire transfer with that title company. If paying by check, use the memo “EM — [property address]”. Deliver the funds by the end of the business day on the Alternative Earnest Money Deadline, subject to the instructions and cutoff in your contract and from the title company.
Wire-fraud safety: Independently call the title company using a trusted phone number from your contract or its official website before sending funds. Never rely only on emailed wiring instructions or a last-minute change request.
Inspection
We generally want to schedule the inspection about two to three days before your Inspection Objection Deadline. That gives us time to review the report and discuss options. You may choose your own qualified inspector. If you need a starting point, I often recommend 360 Degree Blackstone Inspections. You or I can coordinate the appointment.
Radon testing
Radon can accumulate indoors and long-term exposure can increase lung-cancer risk. If testing shows a result at or above the EPA action level of 4.0 pCi/L, we can discuss the contract options available to you. A mitigation system may cost roughly $1,000–$2,000, but scope and pricing vary by property and contractor.
Sewer scope
A sewer camera inspection can help identify offsets, roots, damage or other concerns. We strongly recommend discussing one with your inspector. Sewer repairs can sometimes run from about $5,000–$15,000 or more depending on the line, access, jurisdiction and work required.
Title Work
The title company begins assembling title documents, the seller’s mortgage payoff and applicable community or HOA documents. When the materials arrive, I will help you organize and review the transaction questions they raise. For legal interpretation or specific concerns, you are advised to consult a qualified Colorado attorney.
Insurance
Contact your insurance agent or company as soon as possible and request a quote for the property. We want time to investigate availability, coverage and cost before the Property Insurance Objection Deadline. If you need insurance-company recommendations, let me know.
Loan
If you are financing the purchase, I will send the executed contract to your lender so the loan process can move forward. Stay in close contact with the lender and respond promptly to document requests, disclosures and underwriting conditions. Avoid new credit, major purchases, large unexplained transfers or employment changes without first speaking with your lender.
Review The First-Time Buyer’s Playbook ↗FOR SELLERS / CONTRACT TO CLOSING
Congratulations on getting your home under contract!
Buyers take on many of the early contingency tasks, but you still have several important responsibilities between contract and closing.
Mortgage Payoff(s)
The title company will contact you to coordinate payoff information for any mortgage or home-equity line of credit tied to the property. Respond promptly and use only verified title-company contact information when sharing sensitive details.
Utilities Transfer
As closing approaches, schedule utilities to transfer or end on the correct possession date. Do not shut off service early. Keep the home operating as required by the contract through closing and possession.
Due Diligence
Before the Due Diligence Documents Deadline, gather and send me the applicable documents you have that must be shared with the buyers. Your contract determines which documents apply, so we will use its language as our checklist.
Seller’s Property Disclosure
Even if you completed a disclosure earlier, review it again around the Seller’s Property Disclosure Deadline so it is accurate and current. Tell me promptly if the property’s condition or any prior answer changes before closing.
Other & Miscellaneous Items
Your contract may call for other work or information, including solar-panel or service-agreement transfers, personal-property addenda, leased-equipment details, repair documentation, access arrangements or other property-specific items. We will keep you posted on each need and requirement as the contract progresses.
KEEP THE PROCESS CLEAR
Go deeper when you are ready.
These tools explain the broader path and help you prepare for the decisions ahead. For your actual transaction, use the dates and instructions in your signed contract.
FULL PROCESS GUIDEContract-to-Close ProcessExplore the major milestones from acceptance through closing. ↗
BUYER GUIDEFrom Contract to KeysUnderstand the buyer’s dates, contingencies and next decisions. ↗
PLANNING TOOLInspection Cost EstimatorBuild a starting budget for an inspection and optional services. ↗
YOUR TRANSACTIONAsk DaneGet help with the next deadline or decision in your move. ↗