Sellers **Your Home Is Under Contract — Now What?

Sellers

**Your Home Is Under Contract — Now What?

What Sellers in North Carolina Should Expect After Accepting an Offer**

Accepting an offer feels like the finish line — but in reality, it’s the start of a very important phase of the transaction.

Once your home goes under contract, several moving parts begin happening behind the scenes. Understanding what’s coming next helps avoid surprises, delays, and unnecessary stress.

Here’s a clear breakdown of what to expect as a seller in North Carolina.

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Step 1: Due Diligence Begins Immediately

Once the contract is signed by all parties, the Due Diligence (DD) period starts.

During this time, the buyer is typically:

• Scheduling inspections (home, pest, septic, well, HVAC, etc.)

• Reviewing disclosures

• Confirming financing

• Evaluating the property’s condition and value

Due Diligence Fee (DDF):

• Paid directly to the seller

• Generally non-refundable

• Compensates the seller for taking the home off the market

If the buyer terminates during DD, the seller typically keeps the DDF.

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Earnest Money Deposit (EMD)

The Earnest Money Deposit is held by a neutral third party (usually the closing attorney).

Key points:

• EMD shows buyer intent

• It is typically refundable if the buyer terminates properly during DD

• After DD ends, EMD becomes more at risk if the buyer fails to close

Understanding the difference between DD and EMD is critical — they function very differently in NC.

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Inspections & Repair Requests

Inspections do not automatically mean repairs.

After inspections, buyers may:

• Ask for repairs

• Request a credit

• Ask for a price adjustment

• Decide to proceed as-is

As a seller, you are not required to agree to any requests.

Negotiation during DD is normal — and strategic guidance matters here to protect your bottom line while keeping the deal together.

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Appraisal: What to Expect by Loan Type

If the buyer is using financing, an appraisal will be ordered.
Appraisals vary based on the loan type:

Conventional Loans

• Focus on market value

• Lender does not typically require repairs unless health or safety issues arise

• Most flexible loan type

FHA Loans

• Stricter property condition standards

• Appraiser may require repairs related to safety, security, or habitability

• Common items include:

  • Peeling paint

  • Handrails

  • Roof condition

  • Utilities functioning properly

VA Loans

• Similar to FHA in condition standards

• Emphasis on safe, sound, and sanitary housing

• VA appraisers may call out repair items that must be completed before closing

USDA Loans

• Often the most strict

• Property must meet rural eligibility and condition requirements

• Utilities must be on and functioning for appraisal

Each loan type brings different expectations — knowing this upfront helps sellers prepare rather than react.

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Utilities Must Stay On — Through the Day of Closing

This is a big one — and often overlooked.

Sellers should keep all utilities on and in their name through the day of closing.

Why this matters:

• Appraisals require utilities to be on

• Final walk-throughs must verify systems are operational

• Turning utilities off early can delay or jeopardize closing

Utilities should be transferred after the property officially records — not before.

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The Gap Between DD End and Closing

Once due diligence ends:

• Buyer is fully committed

• Financing and appraisal finalize

• Title work completes

• Closing is scheduled

This phase is quieter — but still important.

Your agent should be:

• Monitoring deadlines

• Communicating with the attorney and lender

• Addressing issues before they become problems

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Final Walk-Through

The buyer will complete a final walk-through shortly before closing to confirm:

• Property condition is the same

• Agreed repairs are completed

• Utilities are on and functioning

This is not a time for surprises.

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Closing Day

On closing day:

• Documents are signed

• Funds are disbursed

• The deed records

• Ownership officially transfers

Only after recording should utilities be transferred or shut off.

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Final Thought

A home under contract is not a guarantee — it’s a process.

Sellers who understand the steps:

• Stay calmer

• Make better decisions

• Close with fewer delays

The right guidance during this phase protects both your equity and your peace.

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Have Questions About Your Contract or an Offer?

If you’re selling — or considering selling — and want clarity before making decisions:

Book a 15-minute intro call here:
👉 https://calendly.com/jessicajbrealtor

Clear expectations make for smoother closings.