From offer to keys
| Stage | What happens | Your move |
|---|---|---|
| Offer | Your agent writes the contract, and price, deposit, contingencies and closing date are negotiated | Read the seller's Property Condition Report before you sign |
| Accepted offer | Both sides sign the contract, your deposit goes into escrow, and your attorney comes on board to review it | Calendar every deadline the same day and connect with your attorney |
| Inspections | Home inspection plus radon, septic or well, and pest as needed | Book within a day; ask for repairs or credits in writing before your inspection deadline |
| Loan processing | Your lender orders the appraisal and underwrites your file | Send every requested document right away |
| Title and municipal search | Your attorney confirms the seller can transfer clear ownership | Answer your attorney's requests quickly |
| Clear to close | Your lender issues the written loan commitment; you receive your Closing Disclosure | Bind homeowner's insurance and review the Closing Disclosure with your attorney |
| Closing | You sign, funds transfer, your attorney records the deed | Final walkthrough first; bring photo ID |
The four dates that protect you
Find each one in your contract and put it on your calendar with a reminder three days ahead.
| Date | What it controls | If you need more time |
|---|---|---|
| Inspection deadline | Your right to cancel or renegotiate based on inspection results | Ask for a written extension before it passes |
| Mortgage commitment date | Your right to cancel with your deposit returned if your loan is not approved | Ask your lender for a status update a week early |
| Title and municipal search | Your right to cancel if a defect cannot be cleared | Your attorney handles it |
| Closing date | The day you sign and receive the keys | Your agent and attorney coordinate any change |
Your deposit
Your deposit is held in escrow, not by the seller, and applies to your down payment or closing costs when you close. If you cancel in writing, through your attorney, before a contingency deadline and for a reason that contingency covers, it is returned to you. If a date passes without notice or an extension, that protection ends and canceling later can put your deposit at risk. Waiving a contingency also removes its protection.
Cash to have ready
- Down payment and your deposit, which is credited toward it
- Closing costs, commonly about 2.5% to 4% of the price; your Loan Estimate shows your exact figure
- Inspection and appraisal fees, paid when the services happen
- Prepaids: first-year homeowner's insurance, property tax and interest
- Down payment help: if you are using CHFA, confirm your assistance amount with your lender
The seller customarily pays Connecticut's conveyance tax.
Insurance and taxes in short
Insurance: get three quotes right after your offer is accepted, bind your policy before closing, and send proof to your lender and attorney. Flood damage is not covered by a standard policy (Connecticut Insurance Department flood fact sheet), so ask about flood history and your flood zone.
Taxes: Connecticut assesses homes at 70% of market value. Annual tax equals assessed value ÷ 1,000 × your town's mill rate. Bills are due in two halves, July 1 and January 1, and your attorney prorates the current period at closing.
Keep your approval steady until closing
- Keep your job and income unchanged, and tell your lender before any change.
- Hold off on new credit, including cards, car loans and furniture financing.
- Pay every bill on time.
- Keep large deposits documented, and leave your closing funds in accounts your lender has reviewed.
Confirm wire instructions by calling your attorney at a number you already know.
Your property checklist: what to look at in every home
Keep one copy per home you tour so you can compare homes side by side.
Exterior and lot
- Foundation and structure
- Roof condition and approximate age
- Siding, gutters and downspouts, with water directed away from the house
- Driveway, walkways, steps and railings
- Grading and drainage around the foundation
- Trees close to the house, fences and property lines
Foundation and structure
- Foundation walls: look for cracks, crumbling, staining or a white or rust-colored residue
- Year the home was built, and whether it is in a town covered by the foundation condition report
- Sagging floors, sticking doors and windows, or cracks above doorways
- Signs of past repairs, and whether permits were pulled
Basement and water
- Water stains, musty smell, white mineral residue or mold
- Sump pump and its condition
- Flood zone status and any history of water in the home
Major systems
- Heat source (oil, gas, electric or heat pump), system age and the cost to run it
- Oil tank location, age, and whether it sits inside or outside
- Electrical panel type, and any older or exposed wiring
- Plumbing materials, water pressure and water heater age
- Central air or other cooling
- Windows and insulation, including the attic
Water and sewer
- Town water or private well; ask about water quality and flow testing for a well
- Town sewer or septic; ask about a septic inspection and the pumping history
Interior
- Layout and room sizes against your must haves
- Kitchen and bathroom condition
- Floors, walls and ceilings, with attention to stains or patches
- Storage, closets and parking
Health and safety
- Smoke and carbon monoxide detectors
- Cell service and internet options
- Radon: ask for prior test results and plan a test
- Lead paint: for homes built before 1978, review the disclosure
- Signs of pests or past treatment
Paperwork and costs
- Property Condition Report received and read
- Foundation condition report, if your town requires one
- Current property tax bill and mill rate
- HOA or condo fees, and what they include
- Recent utility and heating costs
- Seller's list of repairs and upgrades, with dates
Your overall take
- Does it meet every must have?
- Does the monthly cost fit your comfort number?
- Did you spot any deal breakers?
Your short checklist
- Confirm every contingency date in the contract and add it to your calendar
- Schedule inspections the day your offer is accepted
- Send your lender every document requested
- Choose and bind your homeowner's insurance
- Review your Closing Disclosure with your attorney
- Do your final walkthrough
- Close and collect your keys
Want the full picture, including CHFA, loan types and closing costs? Read the Connecticut First-Time Home Buyer Guide.
State sources
- Connecticut Department of Consumer Protection: Residential Property Condition Report form
- Connecticut Department of Public Health: lead-based paint disclosure rule
- Connecticut Department of Public Health: test your home for radon
- Connecticut Insurance Department: flood insurance fact sheet
- CHFA (Connecticut Housing Finance Authority): homeownership programs