Selling your home is exciting, but once you are under contract the process can start to feel a little mysterious. Many sellers are unsure what actually happens between the inspection and closing, how long each step should take, and what they need to be doing during this time.
As a Seattle-area Realtor who has guided hundreds of families through this phase, I know this middle stretch of the transaction can feel unclear. The good news is that once you understand the steps, everything becomes much more predictable and much less stressful. From the buyer’s home inspection to the appraisal to your final signing appointment, there is a clear sequence you can follow.
In this guide, I will walk you through each milestone in order and explain what to expect behind the scenes. I will also share short videos you can watch along the way. My goal is to help you move from inspection to closing with confidence, clarity, and a strong sense of control over the process.
Buyer Home Inspection: What Sellers Need To Know
The buyer’s home inspection is typically the first major milestone after your home goes under contract. This appointment allows the buyer to take a closer look at the property and understand its overall condition. It is not a test you pass or fail. It is simply a detailed assessment that helps the buyer feel confident about moving forward.
What the Inspection Is
The inspector’s job is to evaluate the structure, systems, and general safety of the home. They look at areas such as the roof, attic, crawlspace, electrical panels, plumbing, heating, and appliances. The buyer is usually present, but sellers do not attend. This keeps the process neutral and helps the inspector work efficiently.
How Long the Inspection Takes
A typical inspection appointment lasts two to four hours depending on the size and age of the home. During this time, it is best for you and your pets to be out of the house. The inspector may also take photos or videos to include in the report that will be shared with the buyer.
How to Prepare Your Home
A few simple steps can make the inspection go smoothly.
- Make sure all rooms and systems are easy to access
- Clear personal items that block electrical panels, water heaters, furnaces, or crawlspace entries
- Replace light bulbs so the inspector can see each space
- Unlock gates, garages, or outbuildings
- Provide receipts or notes about recent repairs if available
A clean and orderly home sends a positive message and reduces the chance of unnecessary concerns.
What Happens After the Inspection
Once the report is complete, the buyer may request repairs or ask for a credit. This opens the door for a short negotiation period. Some items are minor, and others may be more significant. My role is to help you review the requests, understand your options, and create a response that protects your interests while still keeping the sale moving forward.
After the inspection period wraps up, the next important milestone is the appraisal. This step focuses on the value of your home and is required by the lender. Understanding what to expect during the appraisal will help you stay confident as we move closer to closing.
The Appraisal: Understanding This Crucial Step
Once the inspection is complete, the next major step in your home sale is the appraisal. This is especially important when the buyer is using a loan, because the lender must confirm that the property is worth the amount the buyer has agreed to pay. The appraisal is a financial safeguard, and it helps the lender feel confident about the investment they are making.
What the Appraisal Is and Why It Matters
An appraiser is a licensed professional who reviews recent comparable sales, current market conditions, and the features of your home. Their goal is to determine an independent opinion of value. This number helps the lender decide how much they are willing to lend for the purchase.
While the appraisal and inspection may feel similar, they serve different purposes. The inspection examines condition. The appraisal confirms value.
What Sellers Should Expect During the Appraiser Visit
Appraisers schedule a short appointment to view the home. They take measurements, photos, and notes to support their report. Even though the appraisal is more data driven than the inspection, a clean and tidy home still makes a positive impression and helps the appraiser see the property clearly.
You do not need to attend the appraisal visit, although you are welcome to be home if it makes access easier. I will ensure the appraiser has what they need, including recent comparable sales and details about upgrades or improvements.
What Happens If the Appraisal Comes In Low
This is one of the most common concerns sellers have, and it is understandable. If the appraised value comes in lower than the agreed purchase price, several options are available.
- The buyer can pay the difference in cash
- You and the buyer can renegotiate the purchase price
- A combination approach can be used
- In rare cases, the buyer may terminate
My role is to prepare in advance by supporting your price with relevant comparables and by communicating with the appraiser when appropriate. Most appraisals come in at value, and if there is an issue, we will discuss all available strategies.
When You Will Hear Back
Appraisal reports usually return within a week, although timelines can vary with lender volume. In many cases, no news simply means that underwriting is still reviewing the file. I will update you as soon as information becomes available.
Once both the inspection and appraisal are complete, you enter what I call the high confidence phase of your sale. This is where everything begins to line up and the final steps come into focus. In the next section, we will look at what happens behind the scenes and how to prepare for the last week before closing.
After Inspection & Appraisal: Your Home Sale’s “High Confidence Phase”
Once the inspection and appraisal are complete, you move into what I call the high confidence phase of your home sale. Most of the major hurdles are behind you, and the final steps are focused on paperwork, lender approval, and preparing the property for its handoff to the buyer. This stage is much smoother and more predictable, especially with clear communication.
What Happens Behind the Scenes With the Buyer’s Lender
During this phase the buyer’s lender enters the final stretch of the loan process. Here is what is happening even though the activity is not always visible.
- The underwriter reviews the appraisal
- The buyer submits final financial documents
- The lender verifies employment and income
- The file moves toward final loan approval
If any additional documents are required, the lender will request them directly from the buyer. My role is to monitor progress, communicate with all parties, and make sure we remain on track for closing.
Preparing the Home for the Final Week Before Closing
As we approach the final week, you can begin preparing the home for its transition. Small steps taken now reduce last minute stress.
- Begin packing or scheduling movers
- Arrange for professional cleaning if needed
- Plan when staging will be removed
- Address any small agreed upon repairs
- Check that all remotes, keys, manuals, and access devices are gathered in one place
The home does not need to be empty yet, but this is the ideal time to get organized so your final week feels smooth and manageable.
Utility Transfers and Final Walk Through Preparation
You can schedule utility shutoffs for the day after closing to avoid any service interruptions for the buyer. Make sure to include electricity, water, gas, garbage, and internet. The buyer will arrange new accounts on their end.
The buyer will complete a final walk through shortly before closing. This appointment is usually brief and simply confirms that the home is in the same condition as when they agreed to purchase it. This is why it helps to keep the home clean and tidy as you prepare to move.
With these final preparations underway, you are almost at the finish line. The last major step is your signing appointment, where you will complete the documents that officially transfer ownership to the buyer. In the next section, we will walk through what seller signing looks like, how long it takes, and what you can expect on closing day.
Seller Signing: Your Final Step Before Closing
You are now in the home stretch. Once the inspection, appraisal, and final lender steps are complete, the last major milestone is your seller signing appointment. This is the point where you officially sign the documents that transfer ownership to the buyer. It is a straightforward process and usually much simpler than the paperwork you completed when you purchased the home.
Where Seller Signing Takes Place
In Washington State, sellers can sign at the escrow office, with a mobile notary, or remotely if approved. Most clients choose the escrow office because it is quick and convenient. If you are traveling or no longer in the area, I can arrange for a mobile notary to meet you at your home, workplace, or another location.
What Documents You Will Sign
The signing appointment typically lasts twenty to thirty minutes. Here are the documents you will review and sign.
- The deed that transfers ownership
- Your final settlement statement
- Payoff instructions for your mortgage
- A few disclosures required by the title and escrow company
- Wiring instructions for your proceeds
The escrow team will explain each document and answer any questions as you go.
Why Sellers Do Not Meet the Buyers at Closing
In Washington, buyers and sellers complete separate signing appointments. This allows each party to focus on their own documents and prevents unnecessary delays. Your signing and the buyer’s signing do not need to occur at the same time.
What Happens After You Sign
Once you finish signing, escrow sends everything to the buyer’s lender for final review. After approval, the transaction moves to recording, which typically happens the next business day. Once the sale records with the county, the buyer becomes the official new owner and the funds are released. At that point you can hand off the keys and celebrate a successful sale.
Final Wrap-Up: Selling Your Seattle-Area Home With Confidence
Understanding each step in the seller timeline from inspection to closing is one of the best ways to stay confident and in control throughout your home sale. Once you know what happens during the buyer’s inspection, how the appraisal works, and what to expect in the final week before closing, the entire process becomes clearer and far less stressful.
As your Seattle area Realtor, my role is to guide you through every part of this journey. I stay in close communication with the buyer’s lender, the title and escrow team, and all vendors involved, so you always know where things stand. Whether it is preparing for the buyer’s final walk through, reviewing the settlement statement, or coordinating utilities and move out plans, you never have to navigate this timeline alone.
Every home sale is unique, but the path from inspection to closing follows a predictable structure. With a strong strategy and careful preparation, you can move through each phase smoothly and reach a successful closing day with confidence. If you have questions about selling your home in Seattle or want a personalized analysis of what your home could sell for in the current market, I am here to help and happy to create a plan tailored to your goals.
Frequently Asked Questions
How long does it take to close after the inspection and appraisal in Washington State
Most Seattle home sales close within three to five weeks after the inspection, depending on the buyer’s loan and the title review timeline.
Do sellers need to repair everything found during the inspection
No. The buyer may request certain items, but sellers can agree, decline, or offer a credit.
What happens if the buyer delays closing
If the delay is caused by the lender or underwriting, we stay in close communication and adjust the timeline as needed. In most cases, delays are resolved within a few days.
Do sellers need to attend closing in person
Sellers can sign at the escrow office, with a mobile notary, or remotely if approved.
When do sellers hand over the keys
Keys are delivered to the buyer once the sale records with the county and funds are released.
Ready to Sell With Confidence
If you are preparing to sell your home in the Seattle area and want expert guidance on everything from inspection to closing, I would love to support you. Every property has a story, and every seller has unique goals. Reach out anytime for a personalized consultation or a detailed market analysis of your home. I am here to help you move forward with clarity and confidence.
