Buying a Home Checklist

Everything to know before making an offer.

Scott Gentry

eXp Realty · License# 365010

📞 (910) 477-7615✉️ scott@hamiltonrealtygroupnc.com

📅 Date Completed: ___________________🏠 Property Address: ___________________

💰 PHASE 1 — GET YOUR MONEY RIGHT
✓	TASK	NOTES / DATE
☐	Book a full buyer consultation with a licensed agent — not a property showing The single most valuable hour in the process. Cover goals, timeline, budget, search area, and representation agreement before touring anything.
☐	Sign a written buyer representation agreement Post-2024 NAR settlement: buyer-broker compensation must be in writing before you tour a home. Know what you're agreeing to.
☐	Decide: financing or cash purchase Cash buyers: gather proof of funds in writing (recent statement or bank letter). Financed buyers: move to pre-approval below.
☐	Get pre-approved by a lender — ideally a fully underwritten pre-approval A full pre-approval means a human underwriter reviewed your income, assets, and credit up front. Much stronger than a "pre-qualification."
☐	Shop at least two additional lenders within a 14-day window Multiple mortgage inquiries within 14 days count as one credit pull. Compare rate, APR, lender fees, and total closing costs — not just rate.
☐	Pull your credit report from all three bureaus AnnualCreditReport.com is free and official. Dispute errors before applying — a 20-point move can change your rate tier.
☐	Calculate your true monthly housing cost — not just principal and interest Include property taxes, homeowners insurance, HOA dues, and PMI if applicable. The full PITI is what actually hits your account.
☐	Document your down payment source and seasoning Lenders require 60 days of statements. Large recent deposits must be paper-trailed. Gift funds need a signed gift letter.
☐	Set aside 2–3% of purchase price for closing costs Separate from down payment. Ask your lender about seller-paid closing cost concessions as an offer strategy.
☐	Freeze major financial decisions until after closing ⚠️ Do NOT open new credit cards, finance a car, co-sign a loan, or change jobs between application and closing. Any of these can kill your loan.

🔍 PHASE 2 — GET YOUR SEARCH RIGHT
✓	TASK	NOTES / DATE
☐	Write your three-column list: Needs, Wants, Like-to-Haves Needs = deal breakers. Wants = high priority but negotiable. Like-to-haves = nice if they show up. Write it down before you tour.
☐	Define non-negotiable geography School district, commute radius, proximity to aging parents, walkability. Be specific on maps, not feelings.
☐	Agree with your agent on a tour cadence — don't over-tour 5–7 homes per outing is the attention ceiling. After that every home blurs. Re-evaluate the list every 5–6 showings.
☐	Drive the neighborhood at different times of day and week Rush-hour traffic patterns, Friday-night noise, and Sunday-morning parking tell you more than the listing ever will.
☐	Evaluate systems, not just finishes Age of roof, HVAC, water heater, and electrical panel. A staged kitchen hides nothing about the furnace in the basement.
☐	Photograph and take notes at every showing Shoot a short walk-through video with commentary. By home #6 you won't remember which one had the weird laundry room.
☐	Ask about HOA or condo association before you fall in love Monthly dues, special assessments, rental restrictions, pending litigation. All material to whether you can actually live there.
☐	Sanity-check your list if every top pick fails a Need ⚠️ If emotion keeps overriding a stated Need, either the Need is wrong or the budget is wrong. Have a direct conversation with your agent.

📝 PHASE 3 — GET YOUR OFFER RIGHT
✓	TASK	NOTES / DATE
☐	Review comparable sales with your agent before writing the offer "Comps" = closed sales within the past 3–6 months, similar square footage, same neighborhood. List price is a suggestion, comps are data.
☐	Decide your walk-away price in advance Write down the number before negotiations start. You will not make a clear-headed decision at 9 PM on a counter-offer deadline.
☐	Set your offer price strategically — not reflexively In a buyer's market: start below list. In a seller's market: price, terms, and clean contingencies all matter. Ask your agent for the current market read.
☐	Determine earnest money amount Typically 1–3% of purchase price. Higher EMD signals seriousness. Funds are held in escrow and credit toward closing if the deal closes.
☐	Include the right contingencies — and understand each one Financing, appraisal, inspection, home sale, title. Each is a legal right to exit. See Article 1 on Advice4Homeownership for the full breakdown.
☐	Set the due diligence / inspection period length Typically 7–14 days. Shorter windows are more attractive to sellers but compress your inspection and negotiation time.
☐	Propose a closing date that works for you and the seller Typical financed closings run 30–45 days. Cash can close in 10–14. Align with your lease end, school calendar, or move-out flexibility.
☐	Address any occupancy, repair, or concession terms up front Seller rent-back after close, seller-paid closing costs, home warranty, specific repairs. All negotiated in the offer — not after.
☐	Read the full purchase contract before you sign it ⚠️ Do not sign anything you haven't read. Ask your agent to walk you through every paragraph. Ambiguity favors the other side.
☐	Submit offer through your agent — and set a response deadline 24–48 hours is standard. Without a deadline the seller can sit on the offer while another buyer writes over you.
☐	Prepare for negotiation — know what you'll concede and what you won't Most offers come back with a counter. Decide in advance whether price, repairs, closing costs, or closing date is your flex point.

📋 PHASE 4 — GET YOUR CONTRACT TO CLOSING
✓	TASK	NOTES / DATE
☐	Deliver earnest money to escrow within the contract timeline ⚠️ Miss the EMD deadline and the seller can terminate. Confirm wire instructions by phone — never trust instructions emailed to you.
☐	Hire a closing attorney or confirm the title company handling closing In attorney-required states (NC, SC, GA, and others) retain early. In title-company states, confirm which firm, contact, and file number.
☐	Build your deadline calendar Due diligence end, financing contingency expiration, appraisal deadline, closing date. Put every one on your phone calendar with a 3-day warning.
☐	Schedule the home inspection within the first 3–5 days of contract Attend in person if possible. The verbal walkthrough with the inspector is more valuable than the written report.
☐	Order specialty inspections based on property and region Radon, sewer scope, termite/WDO, mold, well water, septic, roof, chimney, pool. Your agent will recommend what the home calls for.
☐	Review the inspection report carefully with your agent Focus on health, safety, and structural items first. Cosmetic issues are low-leverage negotiation points in most markets.
☐	Negotiate repairs, credits, or price adjustments based on findings Often a seller credit at closing is cleaner than seller-arranged repairs. You control the contractor and the quality.
☐	Order the appraisal through your lender The appraisal protects the lender's collateral. If it comes in low, you have three paths: renegotiate price, bring extra cash, or walk.
☐	Shop homeowners insurance and bind policy before closing Get 3 quotes. Insurance is required at closing — the declarations page is sent to your closing agent. Don't leave this until the last week.
☐	Stay in active communication with your lender — submit every document quickly Updated pay stubs, bank statements, tax documents, letters of explanation. Delays here are the #1 reason closings get pushed.
☐	Lock your interest rate Typical lock is 30–60 days. Lock when rates are acceptable and you're confident in closing timing. Ask about float-down options.
☐	Review the preliminary title report — resolve any defects Liens, boundary disputes, unreleased mortgages, easement issues. Title has to be clean by closing day or the lender won't fund.
☐	Order an owner's title insurance policy Lender's title insurance protects the lender. Owner's title insurance protects you — a one-time premium at closing, well worth it.
☐	Confirm flood zone determination and flood insurance if required FEMA flood zones A and V require flood insurance to close. Don't wait until week three to discover you're in one.
☐	Track every contingency removal in writing When you release a contingency, your earnest money exposure changes. Don't verbally waive anything — paper everything.

🔑 PHASE 5 — GET YOUR CLOSE RIGHT
✓	TASK	NOTES / DATE
☐	Gather and prepare all closing documents Government-issued photo ID, proof of homeowners insurance, any remaining lender-requested items, and your contract file.
☐	Review the Closing Disclosure (CD) at least 3 business days before closing ⚠️ Federal law requires the CD 3 days before close. Compare it line-by-line to your original Loan Estimate and flag surprises immediately.
☐	Confirm closing funds — and confirm wire instructions by phone ⚠️ Wire fraud is the #1 fraud risk in real estate. Call your closing agent with a verified number. Never trust emailed wire instructions alone.
☐	Schedule utilities for transfer or new service Electric, gas, water/sewer, trash, internet. Schedule to start the day of closing — confirm seller is set to disconnect the day after.
☐	Complete your final walkthrough within 24 hours of closing Confirm the home is in the contracted condition, all negotiated repairs are done, and all seller belongings are removed.
☐	Test every appliance and system during the walkthrough Run water, flush toilets, test HVAC on heat and cool, open garage door, test smoke detectors, confirm all fixtures and appliances that convey are present and working.
☐	Attend closing — in person, remote, or by mail-away You'll sign 30–100 pages. Read each document or ask the attorney/closer to summarize. Don't rush the signing.
☐	Receive keys, garage openers, mailbox keys, alarm codes, and manuals Ask explicitly. Sellers sometimes forget pool keys, gate codes, HOA fobs, or the alarm system master code.
☐	Confirm the deed is recorded with the county Recording usually happens same day or next day. Your closing agent will send confirmation. Once recorded, the home is legally yours.
☐	Save every signed document — digitally and a hard copy You'll need the HUD/CD at tax time. Keep the full file for at least the duration of ownership plus 7 years.
☐	Change the locks — or at minimum re-key You don't know who has a copy of the old key: the seller, the cleaners, the prior agent, a contractor. Fifteen minutes and a locksmith fixes it permanently.
☐	File your homestead exemption (if applicable in your state) Homestead can reduce property tax meaningfully. Deadlines vary by state and county — file in the first 60–90 days of ownership.
☐	Update your address everywhere USPS forwarding, driver's license, voter registration, banks, employer payroll, subscriptions, insurance policies, and the IRS.
☐	Set up first-week home priorities: smoke detectors, water shut-offs, breaker panel labels Walk the house. Find and label the water main, electrical panel, gas shut-off. Test every smoke and CO detector. Do it before you unpack.