1. Buyer consult. We meet, answer your questions, and build your list of must-haves and deal breakers. About an hour.
2. Pre-approval. A lender reviews your documents and approves you up to a set amount. Usually 1 to 2 days.
3. Home search. With your pre-approval in hand, we start looking at homes that fit your criteria.
4. Showings. When a home hits the market that matches, we see it fast. Most showings run 15 to 20 minutes.
5. Submit offer. Found the one? We go over the purchase agreement in about 30 minutes and you sign electronically.
6. Negotiations. Sellers typically have 24 hours to 3 days to respond. Counters can go back and forth.
7. Accepted offer. Loan application, inspections, and appraisal begin. Deadlines are set in your contract.
8. Financing. Underwriting reviews your file until final loan approval. Typically 30 to 45 days.
9. Inspections. Ordered right away, then we review reports together and decide on requests. 10 to 17 days.
10. Appraisal. Your lender orders it as soon as the offer is accepted. 10 to 17 days for the report.
11. Final things. Utilities, wiring funds to title, and the final walk-through. Usually the day before or day of closing.
12. Closing. Sign with title or a mobile notary. Once it records, you get the keys.

You’ll need a pre-approval to submit an offer. I can work with any lender you choose, or refer you to great local lenders.

Questions to ask your lender

• What is the best type of loan for me?
• Do I qualify for any special loan programs or discounts?
• Can I buy down points for a lower rate?
• What will my down payment, closing costs, and monthly payment be?
• How much do I qualify for?

Documents to have ready

• Recent tax returns, W-2s, and paystubs
• Bank statements
• A list of your monthly debts
• Permission to pull your credit

These can affect your loan approval, or even get it denied.

• Change jobs
• Open new lines of credit or buy a vehicle
• Spend large amounts or make large deposits
• Co-sign another loan
• Change bank accounts
• Leave any debt off your loan application

Before any major financial change, talk to your lender first.

See a home you like? Let me know right away and I’ll request the showing. Only licensed agents receive access, and we can only be inside during the scheduled window, so being on time matters.

If I can’t make your time, my showing assistant will be there so we never miss a new listing.

Visiting open houses

Stop by any time. Just let the hosting agent know you already have an agent, give them my name, and call me after with your thoughts.

We’ll fill in price and terms together and I’ll submit your offer with a response deadline. The seller can accept, counter, or reject.

A counter only lists what the seller wants changed. Everything else carries over. Nothing is accepted until the signed document is delivered agent to agent.

Winning with multiple offers

• Always include your pre-approval, and have your lender call the listing agent
• Offer above asking when I recommend it
• Be flexible on closing and possession dates
• Consider appraisal gap coverage or an escalation clause
• Keep contingencies clean. If it isn’t a deal breaker, don’t ask for it

Sellers are not required to call for highest and best, so lead with your strongest offer.

Your contract sets exactly how many days you have to complete and negotiate inspections. Inspections are at the buyer’s expense unless negotiated otherwise.

If something comes up, we’ll review your options together: request repairs or credits, accept the property as is, or use your contractual rights.

If the appraisal comes in low

Your lender only lends up to the appraised value. Options can include renegotiating the price, covering the gap in cash, requesting a reconsideration of value, or cancelling if your appraisal contingency is still in place.

Once your loan is clear to close, you’ll sign with the title company or a mobile notary. Bring a valid, unexpired photo ID. After signing, closing usually takes 24 to 48 hours.

Funds are best sent by wire straight from your bank to title, ideally the day before closing.

Once it records, you get the keys and garage openers.

• Re-key exterior locks and change garage codes
• Set up utilities and update your mailing address
• Update your driver’s license and vehicle registration
• Find the main water shutoff and label your breaker panel
• Test smoke and carbon monoxide detectors, replace HVAC filters
• Keep closing documents and warranties somewhere safe
• Ignore official-looking offers to sell you a copy of your deed

Watch for your supplemental tax bill. In California it can arrive months after closing, in addition to your regular property tax bill.