Closing on a House: Speed Up Your Timeline Today

Q: Can a closing date be moved up?

Sometimes. It depends on: - Lender's ability to accelerate - Title company availability - Seller's willingness - All conditions being cleared early

Q: What happens if I can't close on time?

Options include: - Extension of closing date (may require seller agreement) - Per diem fees to seller for each day delayed - In worst case, buyer may lose earnest money

Closing on a house takes 30-45 days on average from accepted offer to getting the keys. Cash purchases can close in 7-14 days. The timeline depends on loan type, lender efficiency, appraisal scheduling and how quickly you provide documents. FHA and VA loans often take 45-60 days due to additional requirements.

Average Closing Times by Loan Type

Loan Type	Average Closing Time
Cash purchase	7-14 days
Conventional	30-45 days
FHA	45-55 days
VA	45-60 days
USDA	45-60 days
Jumbo	45-60 days

Why Government Loans Take Longer

FHA, VA and USDA loans require additional steps:

Government-specific appraisal requirements
Additional property inspections
Extra paperwork and verification
USDA requires final approval from the agency itself

Week-by-Week Closing Timeline

Week 1: Getting Started

Days 1-3: Offer accepted

Sign purchase contract
Submit earnest money deposit
Contact your lender

Days 4-7: Loan application

Complete full application
Submit documentation
Lender orders credit report
Initial disclosures issued

Week 2: Processing Begins

Days 8-14: Processing and appraisal

Lender reviews documents
Appraisal ordered and scheduled
Title company begins title search
Request additional documents as needed

Week 3: Underwriting

Days 15-21: Underwriting review

Underwriter reviews complete file
Conditions issued
Appraisal completed and reviewed
You provide any missing documents

Week 4: Clearing Conditions

Days 22-28: Final preparations

Clear underwriting conditions
Final verification of employment
title insurance issued
closing disclosure prepared

Week 5: Closing

Days 29-35: Closing week

Receive Closing Disclosure (minimum 3 days before closing)
Final walkthrough of property
Sign documents at closing
Funds disbursed
Get your keys!

What Can Delay Your Closing?

Appraisal Issues

Low appraisal: If the home appraises below purchase price, negotiations or additional funds are needed.

Appraisal scheduling: Busy markets may have 2-3 week waits for appraisers.

Required repairs: Appraisers may require repairs before closing (especially FHA/VA).

Timeline impact: 1-3 weeks

Document Delays

Missing documents: Every request you don’t answer quickly adds days.

Outdated documents: Pay stubs and bank statements expire during long timelines.

Explanations needed: Large deposits, job changes or credit inquiries require letters.

Timeline impact: 3-10 days per issue

Title Issues

Liens: Unpaid taxes, contractor liens or judgments must be resolved.

Ownership disputes: Unclear ownership history requires legal resolution.

Missing documents: Old mortgages not properly discharged.

Timeline impact: Days to weeks depending on severity

Employment Changes

Job change: New employment requires verification and may restart underwriting.

Income change: Significant income changes affect qualification.

Employment gap: Any gap requires explanation.

Timeline impact: 1-2 weeks minimum

Credit Issues

New credit inquiries: Lenders ask about any inquiry during the process.

New debt: Opening accounts or financing purchases can disqualify you.

Payment issues: Late payments during the process are serious problems.

Timeline impact: Days to deal-killer

How to Speed Up Your Closing

Before You Apply

Get pre-approval: Much of the work happens before you find a house.

Gather documents: Have everything ready before applying.

Check your credit: Fix errors and avoid surprises.

Stabilize your finances: No job changes, big purchases or credit applications.

During the Process

Respond immediately: Answer lender requests the same day if possible.

Provide complete documents: Don’t send partial bank statements or unsigned forms.

Stay available: Be reachable by phone and email.

Keep your job: Don’t quit, change jobs or negotiate raises during closing.

Don’t touch your credit: No new cards, loans or large purchases.

Communication Tips

Check email frequently: Lender requests often come via email.

Provide your cell number: For urgent questions.

Ask questions early: Don’t wait if something is unclear.

Confirm receipt: Make sure documents were received and are acceptable.

The Closing Disclosure Timeline

Federal law requires you receive the Closing Disclosure (CD) at least 3 business days before closing.

Closing Disclosure Contents

Final loan terms
Monthly payment breakdown
closing costs itemized
Cash needed at closing
Comparison to loan estimate

The 3-Day Rule

Why it exists: Gives you time to review final numbers and ask questions.

When it starts: When lender delivers the CD (email delivery = delivered when sent).

What triggers a new 3-day wait:

APR changes by more than 0.125%
Loan product changes (fixed to ARM, etc.)
Prepayment penalty added

Timeline Example

Monday: Lender sends CD
Tuesday: Day 1
Wednesday: Day 2
Thursday: Day 3 - earliest closing

What Happens at Closing?

Before the Meeting

Final walkthrough: Verify property condition and any agreed repairs.

Wire funds: Send your closing funds (cashier’s check for small amounts).

Review CD: Compare to Loan Estimate, ask about differences.

At the Closing Table

Duration: 1-2 hours typically

What you’ll sign:

Promissory note (your promise to repay)
Mortgage/deed of trust (gives lender security interest)
Closing Disclosure
Title documents
Insurance verifications
Various disclosures

Who attends:

Buyer(s)
Seller(s) (sometimes separate signing)
Closing agent/attorney
Real estate agents (sometimes)

After Closing

Receive keys: Usually immediately after seller’s funds are disbursed.

Recording: Deed is recorded with the county (same day or next).

First payment: Due 30-60 days after closing (date specified in documents).

Closing Faster: Special Situations

Cash Purchases

Without a mortgage, you eliminate the longest part of the process.

Timeline: 7-14 days

Still required:

Title search and insurance
Home inspection (optional but recommended)
Final walkthrough

Express Close Programs

Some lenders offer expedited closing for qualified buyers:

Pre-underwritten approval
Digital closings
Dedicated processing teams

Timeline: 15-21 days

Requirements: Usually excellent credit, simple financial situation.

New Construction

Closing on new construction has different timing:

May close faster (no current owner complications)
May close slower (construction delays, CO issuance)
Often have set closing dates with builder

State-Specific Closing Differences

Attorney States

Some states require an attorney at closing:

Connecticut, Delaware, Georgia, Massachusetts, New York, North Carolina, South Carolina and others

Impact: May add time for attorney scheduling and review.

Dry vs. Wet Funding

Wet funding: Funds disbursed at closing, you get keys immediately.

Dry funding: Documents signed, but funds take 1-3 days to disburse.

Dry funding states include: Alaska, Arizona, California, Hawaii, Idaho, Nevada, New Mexico, Oregon, Washington.

Frequently Asked Questions

Can you close on a house in 2 weeks?

Possible with cash or expedited lender programs, but rare with standard financing. Most mortgages require 30+ days for proper processing.

What is the fastest you can close on a house with a mortgage?

15-21 days with an aggressive lender, pre-underwriting and a simple file. Average is 30-45 days. Don’t promise sellers faster than 30 days unless your lender confirms it.

Why is my closing taking so long?

Common reasons: appraisal delays, document requests not answered quickly, title issues discovered, underwriting backlog or complex financial situation requiring extra verification.

Can a closing date be moved up?

Sometimes. It depends on:

Lender’s ability to accelerate
Title company availability
Seller’s willingness
All conditions being cleared early

What happens if I can’t close on time?

Options include:

Extension of closing date (may require seller agreement)
Per diem fees to seller for each day delayed
In worst case, buyer may lose earnest money

Do I get the keys at closing?

Usually yes, once the seller’s funds are disbursed. In dry funding states, you may wait 1-3 days after signing. Some sellers negotiate possession after closing for moving time.

Want to close on your house faster? Here's how.