What Happens After You Go Under Contract in Pennsylvania in 2026
After you go under contract in Pennsylvania in 2026, you move into a structured, deadline‑driven phase: deposits, inspections, appraisal, title work, and loan approval all have to line up to get you to closing, typically in about 30–45 days.
Here is what that usually looks like.
Step 1: Deposit and Timeline Start
Once your offer is accepted, the contract “clock” starts.
Typically you will:
Deliver your earnest money deposit within a few business days (often 3, per the Agreement of Sale or local custom).
Have the funds held in escrow by a neutral third party such as a broker, title company, or attorney.
Notify your lender, who moves you from pre‑approval into full underwriting.
Lock in key dates: inspection periods, mortgage/financing contingency, and targeted closing date.
Missing early deadlines—especially for deposit or inspections—can cause problems or even weaken your protections, so this is when staying organized really starts to matter.
Step 2: Schedule and Complete Inspections
In Pennsylvania, inspection contingency periods are typically 5–14 days, with 7–10 days very common, starting the day after full execution of the contract.
During this window you will:
Hire a home inspector (and optional specialists for radon, termites, sewer scope, etc.).
Attend the inspection if you can.
Receive a written report, usually within 24–48 hours.
By the end of your inspection period you typically must:
Accept the property as‑is,
Terminate under the contingency and get your deposit back, or
Propose repairs or credits via a written corrective proposal.
If you do nothing by the deadline, you can be deemed to accept the property with its defects, so paying attention to dates is critical.
Step 3: Negotiate Repairs or Credits (If Needed)
After you review the inspection:
You and your agent decide which issues truly matter (roof, structure, major systems, safety).
You can ask the seller for specific repairs, a closing‑cost credit, or a price adjustment.
The seller can agree, counter, or decline; you then either accept new terms or, within your contingency rights, walk away.
This back‑and‑forth usually happens within a few days after you receive the report, and many Pennsylvania contracts build in separate deadlines for completing inspections, finishing negotiations, and making your final decision.
Step 4: Appraisal and Loan Finalization
While inspections are happening, your lender is working in the background. Typically they will:
Order an appraisal to confirm that the home’s value supports your loan amount.
Collect updated documents (pay stubs, bank statements, tax returns, explanations of deposits, etc.).
Move your file through underwriting toward final loan approval and issue a Closing Disclosure at least three business days before closing.
If the appraisal comes in at or above the purchase price, things usually move forward smoothly. If it comes in low, you may renegotiate, bring more cash, or in some cases use your appraisal contingency to exit the deal.
Step 5: Title Work and Legal Preparation
At the same time, the title company or closing attorney will:
Run a title search to check for liens, judgments, or ownership issues.
Arrange title insurance to protect you and the lender.
Coordinate transfer taxes, recording, and draft the settlement statement (ALTA/CD).
Most of this happens behind the scenes, but if any title issues arise (for example, an old lien or estate complication), they must be resolved before closing.
Step 6: Final Walkthrough
Usually 24–48 hours before closing, you will do a final walkthrough of the home.
Your goals are to:
Confirm the home is in essentially the same condition as when you went under contract.
Verify that any agreed‑upon repairs are completed.
Check that the property is empty or delivered as agreed.
It is not another full inspection; it is a last check that you are getting what you expect.
Step 7: Closing Day
On closing day in Pennsylvania, you will:
Sign your loan documents and transfer documents (deed, note, mortgage, disclosures).
Pay any remaining down payment and closing costs, usually via wire or certified funds.
Have the transaction recorded; once the deed is recorded and funds disburse, you receive the keys.
From offer acceptance to closing, financed purchases typically take about 30–45 days when things go smoothly, though 60 days is not unusual depending on loan type and complexity.
The Biggest Mistake Buyers Make in This Phase
The biggest mistake is mentally checking out after the offer is accepted and treating this phase as “done.”
In reality, this is when:
Missing contingency deadlines can cost you leverage—or even your deposit.
Slow responses to your lender can delay or jeopardize closing.
Skimming documents instead of reading them can lead to misunderstandings.
Staying engaged, responsive, and organized is what keeps your closing on track.
How to Make the Contract‑to‑Closing Phase Smoother
You can make this stage much calmer by:
Responding quickly to lender and title requests.
Scheduling inspections as early as possible in your contingency window.
Tracking key dates (inspection end, mortgage commitment date, closing).
Avoiding new debts or major financial changes until after closing.
Asking questions whenever something in a report, disclosure, or document is unclear.
Want Help Navigating This Step by Step?
If you want someone to walk you through each stage from contract to closing so nothing falls through the cracks, you can book a quick call with Shaina McAndrews, Realtor, and talk through what to expect and how to prepare:
If you already own and are planning your next move, understanding this timeline helps you coordinate your sale and purchase. You can start by getting a clear idea of your current home’s value here:
Going under contract is not the finish line—it is the start of a clear, step‑by‑step path to closing. When you know the milestones and deadlines, you can move through this phase with confidence instead of stress and focus on getting ready for your new home.
