Buyer's timeline: pre-approval to closing

Step 01

Before you make an offer

Planning milestone

Set your budget and get pre-approved

Discuss income, credit, debts, savings, and loan options with a lender. Pre-approval is a conditional assessment, not a guarantee that the final loan will be approved.

• Gather the income, asset, and identification documents your lender requests.
• Budget for principal and interest, property taxes, homeowners and flood insurance, HOA fees, and any CDD assessment.
• Confirm the letter's expiration date and ask what could change your eligibility.

• CFPB: Get a pre-approval letter

Step 02

Before committing to a property

Planning milestone

Find a home and check the address

Your supplied Central Florida guides emphasize property-specific checks, not a one-size-fits-all search period. Use the actual jurisdiction, association, and school district for the address.

• Review permit history, roof age, flood maps, and insurance availability.
• Confirm school assignments directly with the district.
• Request HOA rental restrictions and identify CDD or other assessments before relying on a monthly budget.

• FEMA: Address-based flood map search
• Florida HOA law: Chapter 720

Step 03

On the contract's effective date

Your contract sets the date

Agree on the offer and record every deadline

The signed contract establishes your deposit, inspection, financing, and closing dates. These are not universal Florida deadlines. Ask your agent or attorney how the contract counts days, holidays, and delivery of notices.

• Record the effective date, escrow deposit due date, inspection deadline, financing deadline, and scheduled closing date.
• Confirm which contingencies protect you and how to give notice before a deadline.
• Deliver the deposit to the named escrow holder according to the contract.

• CFPB: The steps to closing

Step 04

Within 3 business days after the lender receives your application

Federal disclosure deadline

Apply for the loan and compare your Loan Estimate

For a covered mortgage, the lender must deliver or mail the Loan Estimate within three business days after receiving the six required application items: your name, income, Social Security number to obtain a credit report, property address, estimated property value, and requested loan amount.

• Compare the rate, APR, estimated payment, closing costs, and cash to close across lenders.
• Ask whether the rate is locked, when the lock expires, and what an extension would cost.
• Do not treat pre-approval alone as the start of this disclosure clock if the required application information has not been provided.

• CFPB: What is a Loan Estimate?

Step 05

Before your contractual inspection and notice deadlines

Your contract sets the date

Inspect the home and resolve due-diligence issues

Schedule inspections early enough to review the results and act within your contract. The supplied guides call out Florida roof, water heater, flood, permit, and association questions; they do not establish a fixed buyer inspection period.

• Arrange the home inspection and any specialist or insurance inspections needed for the property.
• Get homeowners and, if needed, flood insurance quotes while you can still evaluate the purchase.
• Review HOA documents, open permits, and repair concerns with your agent or attorney before sending any contract notice.

• CFPB: Schedule a home inspection
• National Flood Insurance Program

Step 06

During the contract period, before financing and closing deadlines

Your contract sets the date

Complete appraisal, title review, and underwriting

Your lender evaluates the property and your file while the closing professional reviews title and prepares settlement. The length depends on the loan, property, contract, and outstanding conditions, not the seller's reported days on market.

• Respond promptly to document requests and review any appraisal-related financing issue.
• Review the title commitment, survey where applicable, and association amounts with the closing professional.
• Arrange required insurance and avoid new debts or major financial changes without discussing them with your lender.

• CFPB: Prepare for closing

Step 07

At least 3 business days before consummation of a covered mortgage

Federal disclosure deadline

Receive and review the Closing Disclosure

You must receive the Closing Disclosure at least three business days before you become contractually obligated on a covered loan. For this waiting period, Saturdays count; Sundays and federal legal public holidays do not. Ask the lender to confirm receipt, delivery timing, and the earliest permitted signing date.

• Compare the final rate, monthly payment, loan terms, fees, and cash to close with your Loan Estimate.
• Ask about changes immediately. An inaccurate APR, changed loan product, or added prepayment penalty can require a new waiting period; not every correction does.
• Confirm final funds with the closing professional using a trusted phone number, not changed wiring instructions in an email.

• CFPB: What is a Closing Disclosure?

Step 08

Final walkthrough before closing; signing on the agreed closing date

Your contract sets the date

Walk through, sign, and confirm possession

Check the home's condition and agreed repairs before signing. Keys and possession follow your contract and the closing professional's confirmation of settlement, not simply the moment you sign a document.

• Verify agreed repairs, included fixtures, and that the property's condition matches your agreement.
• Bring the required identification, confirm funds have arrived, and review the documents before signing.
• Keep copies of your signed documents and confirm when you receive keys and can move in.

• CFPB: What happens at closing?