Pre-Closing
You're in the final stretch. If we've done our homework on the front end, this last week should be the smoothest part of the entire transaction.
Wrapping Up Before Closing
By this point in the transaction, the hard decisions are behind you. The inspection is done, repairs are negotiated, your loan is through underwriting, and the appraisal came back. Pre-closing is about tying up loose ends and making sure nothing catches us off guard at the closing table. I'd much rather you be bored this week than stressed — bored means we did our job on the front end.
Review & Sign Your Closing Disclosure
Your lender is required by law to send you a Closing Disclosure at least three business days before closing. This document itemizes every fee and expense in the transaction — your loan terms, monthly payment, closing costs, and the total cash you'll need to bring. When you sign it, you're not agreeing to pay — you're starting a three-day clock. That clock has to run before the lender can legally let you close.
Sign your Closing Disclosure the same day you receive it. If you delay, closing gets pushed back — and that can create a domino effect on your move, the seller's timeline, and potentially even your rate lock.
Order Your Home Warranty
Whether the seller agreed to pay for your home warranty or you're purchasing one yourself, make sure it's ordered before closing day so coverage begins the moment you take ownership. A home warranty covers major systems and appliances — HVAC, plumbing, electrical, kitchen appliances — for the first year. It's not a substitute for homeowners insurance, but it covers the wear-and-tear breakdowns that insurance doesn't.
If we negotiated a seller-paid home warranty in the contract, I'll confirm it's being ordered through the title company. If you're buying your own, I'll send you my recommended providers — plan on $500–$800 for a comprehensive policy.
Set Up Utilities & Plan Your Move
The house becomes legally yours at closing, but your actual move-in date might be different — especially if we negotiated a leaseback or a later possession date. Make sure your utilities are lined up for when you actually take possession: electricity, gas, water, internet, and trash service all need to be in your name and active for move-in day. Don't forget to update your address with the postal service.
I wouldn't plan to bring a moving truck on closing day. You'll have a much better experience if you schedule your move a few days after closing — it gives you time to handle any last-minute surprises and lets the dust settle.
Final Walkthrough
The final walkthrough isn't required, but I always recommend it. We'll schedule it about 24–48 hours before closing and accomplish two things: first, verify that any repairs we negotiated have been completed properly. If we asked for extensive repairs, we may bring the inspector back to confirm the work. Second, confirm the home is in the same condition as when you went under contract — nothing damaged, nothing removed that shouldn't have been.
The walkthrough is also a good time to mentally plan your move. Walk through each room and think about furniture placement, what needs to happen on day one, and how you want to set things up. It makes moving day much smoother.
Your lender and title company will provide specific wire instructions for your closing funds. Never wire money based on email instructions alone — always call your title company directly to verify wiring details. Wire fraud is real and unfortunately common in real estate transactions.
Key Terms
- Closing Disclosure
- A standardized five-page document from your lender that itemizes all costs, credits, and payments for both buyer and seller. Federal law requires you to receive it at least three business days before closing.
- Closing Costs
- The total expenses beyond the purchase price — loan fees, escrow fees, title policy, survey, prepaid insurance, and tax escrow. Typically 2–4% of the purchase price for the buyer. Your Closing Disclosure itemizes every dollar. See Episode 5 for how we negotiate which costs the seller covers.
- Homeowners Insurance
- A policy that protects your property against damage from events like fire, storms, theft, and liability claims. Required by your lender and must be bound before closing. This is different from a home warranty, which covers appliance and system breakdowns.
- Home Warranty
- A service contract that covers repair or replacement of major home systems and appliances — plumbing, HVAC, electrical, kitchen appliances — for a set period, typically one year after closing. Covers wear-and-tear failures that homeowners insurance does not.
- Title Commitment
- A report from the title company showing the condition of title before closing. It identifies the current owner, any liens or encumbrances, and the requirements that must be met before a title policy can be issued. You'll review this before closing.
- Escrow
- The title company that has been holding your earnest money since Day Zero. At closing, the escrow officer ensures all conditions are met before distributing funds to the seller and recording the deed.
- Leaseback
- An arrangement where the seller remains in the home after closing for a negotiated period, typically days to weeks. Affects when you actually take possession and when you should schedule your move and utilities.
- Prepaid Items
- Costs paid in advance at closing — typically including homeowners insurance premiums, property tax escrow, and per-diem mortgage interest from the closing date through the end of that month. These appear on your Closing Disclosure.
Key Documents at This Stage
The most important document you'll encounter during pre-closing is the Closing Disclosure — a federal form from your lender that itemizes every cost in the transaction. Below is an interactive guide to help you understand what you're looking at. I've also included the TREC forms most relevant to this stage in case we need to amend any contract terms before closing.
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Closing Disclosure Explainer (CFPB)
An interactive, page-by-page guide to the Closing Disclosure from the Consumer Financial Protection Bureau. Walk through a sample form to understand each section — loan terms, projected payments, closing costs, and cash to close — before you receive yours from your lender.
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Amendment to Contract
Used to modify any terms of the executed contract — closing date, sales price, repairs, or other provisions. Both buyer and seller must agree to any amendment. TREC Form 39-10.
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Seller's Temporary Residential Lease
Used when the seller remains in the home after closing. Specifies the lease period, daily rate, deposit, and move-out terms. Relevant here because it affects your possession date and move-in timeline.
Related Reading
Home warranties protect your appliances and systems from breakdowns caused by normal wear and tear. Here's what to look for and which providers I recommend.
Read the guideA deep dive with Republic Title's Kelly Wald on what the title company does, how to read your title commitment, and what to expect on closing day.
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