How do I keep a real estate deal on track from contract to close?
Short answer
Put every date on one list the day the contract is signed. Count each one from the date your contract says to count from, put a name next to it, and read the list every morning until closing.
The dates, in the order they usually come due
Your contract sets the real numbers. These are the common ones and where they tend to slip.
| Date | When it's usually due | Where it slips |
|---|---|---|
| Effective date | When it's usually due: The day the last party signs, unless the contract defines it differently | Where it slips: Every other date counts from this one, and it's easy to count from the wrong day |
| Earnest money | When it's usually due: Within a few days of the effective date | Where it slips: Wires take longer than people expect, and weekends get in the way |
| Inspection or due diligence period | When it's usually due: Commonly 7 to 14 days | Where it slips: The inspector gets booked late and the report arrives on the last day |
| Repair request and response | When it's usually due: Inside the inspection period, then a set response window | Where it slips: The response deadline passes while everyone negotiates by phone |
| Appraisal | When it's usually due: Ordered by the lender after the loan application | Where it slips: Appraisers are booked out in busy markets |
| Financing contingency | When it's usually due: Often 21 to 30 days | Where it slips: Nobody confirms the loan approval before the date passes |
| HOA documents | When it's usually due: Set by the contract and state law | Where it slips: Associations can be slow to respond |
| Homeowner's insurance | When it's usually due: Before closing, and the lender needs proof | Where it slips: Coastal and flood quotes take time |
| Closing Disclosure | When it's usually due: At least 3 business days before closing, for most mortgage loans | Where it slips: A late change to the loan can restart the three-day clock |
| Final walk-through | When it's usually due: Usually within a day or two of closing | Where it slips: It gets scheduled last and squeezed |
| Closing | When it's usually due: The date in the contract | Where it slips: Everything above |
What to do the day the contract is signed
- Find the effective date and write it at the top of your list.
- Count every deadline from it the way your contract counts. Check whether each one is calendar days or business days, and what happens when one lands on a weekend or holiday.
- Put a name next to every date, so each one has an owner.
- Book the inspector that day. The inspection period is short and it starts right away.
- Confirm wire instructions by phone, using a number you already have. Never use a number that came in an email.
Every morning until closing
Read the list. Look at what's due in the next three days. If something is waiting on someone else, ask today, not on the day it's due.
Where Hans fits
Hans is a digital assistant for real estate agents, and keeping this list is his job. Call him from the car after the contract is signed and say the dates out loud. He builds the deal, dates the checklist back from closing, and tells you each morning what needs you. See a sample deal.
Questions agents ask
What's the difference between calendar days and business days in a real estate contract?
Calendar days count every day, weekends and holidays included. Business days usually skip weekends and legal holidays. Your contract says which one each deadline uses, and many contracts also say what happens when a deadline falls on a weekend. Read that clause before you count.
What happens if the inspection deadline passes?
It depends on the contract, but usually the buyer loses the right that deadline protected. Once an inspection or due diligence period ends, the buyer may no longer be able to walk away or ask for repairs on the terms the contract gave them. Talk to your broker or an attorney before assuming a missed date can be fixed.
How many days before closing does the buyer get the Closing Disclosure?
For most mortgage loans, the buyer has to receive it at least three business days before closing. Some changes after that, like a higher APR beyond the allowed tolerance or a different loan product, start a new three-day wait.
Who keeps track of the closing deadlines?
On most deals the buyer's agent and the listing agent each track their side. Many agents hand the tracking to a transaction coordinator or an assistant. Either way, one person should own one list.
This is general information, not legal advice. Your contract and your state's rules control.