You’ve accepted an offer, congratulations! That moment feels like the finish line, but in reality, it’s the start of the most crucial phase of your home sale. The time between “under contract” and closing is packed with inspections, appraisals, disclosures, and deadlines. Every step can impact your final net proceeds or put the entire deal at risk. Here’s the no-BS truth about what happens after you accept an offer, and how a great agent protects your interests all the way to the closing table.
Inspection Objection and Resolution Deadlines
Shortly after the buyer completes their home inspection, they’ll typically submit an inspection objection, a list of issues they want addressed. From there, both parties enter a negotiation phase called the resolution period. During this time, you’ll decide whether to make the requested repairs, offer a credit at closing, or decline and risk the deal falling through.
The key is understanding what’s reasonable. Major safety concerns or system failures often require action. Cosmetic issues or minor nitpicks? Those can and often should be pushed back on. A skilled agent will help you respond strategically to avoid giving up too much.
Appraisal Contingencies
If the buyer is financing the purchase, their lender will order an appraisal. If the appraised value comes in below the contract price, you’ll need to navigate another negotiation. You may be asked to reduce the price, the buyer might bring more cash to the table, or you could work out a compromise. While low appraisals are frustrating, they don’t have to kill the deal. With proper pricing, comps prepared in advance, and a proactive listing agent, many appraisal issues can be resolved quickly and fairly.
Seller Disclosures
As the seller, you’re legally required to disclose any known issues with the home, even if you’re selling it “as-is.” This includes everything from past roof leaks to ongoing foundation concerns. Trying to hide problems can lead to lawsuits and financial liability down the road. A complete and honest disclosure form is one of the best ways to protect yourself legally after the sale. Transparency up front gives buyers confidence and minimizes surprises later.
Repairs, Credits, and Deadlines
If you’ve agreed to make repairs, they need to be completed by the deadline outlined in the contract and may have to provide receipts. Many sellers opt for credits instead of doing the repairs themselves, this simplifies the process and avoids delays caused by contractor scheduling. Either way, hitting your deadlines is essential. Missing one can cost you leverage or even put you in default of the contract.
Keeping the Buyer on Track
It’s not just you who has tasks to complete. Buyers are responsible for delivering earnest money, completing inspections on time, securing financing, and meeting loan deadlines. A strong listing agent doesn’t just manage your side of the deal, they also hold the buyer accountable, making sure the entire transaction stays on track.
The No-BS Takeaway
Going under contract means entering the most negotiation-heavy stretch of the transaction. Every detail matters.
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Expect negotiation over repairs after the inspection
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Be prepared to navigate appraisal shortfalls
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Disclose known issues honestly to avoid legal risks
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Hit your repair and document deadlines
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Keep the buyer moving with help from your agent
Bottom line: You’re not at the finish line until the money hits your account, and the right agent makes sure you get there.
