What Happens After You Accept an Offer in Washington? A Week-by-Week Escrow Timeline

Important Note Before We Start

This article is for general educational purposes only.
If you have already accepted an offer and are under contract, your own real estate agent must be your sole source of guidance and advice. Washington law does not allow outside agents to advise on another agent’s active transaction.

What follows is a high-level overview of what typically happens during escrow in Washington so you understand the process—not direction on any specific deal.

1. Mutual Acceptance: What It Really Means in Washington

When a seller accepts an offer in Washington, the transaction reaches mutual acceptance. This means:

• All parties have signed

• Terms are fully agreed upon

• Escrow officially begins

What it does not mean is that the deal is final or guaranteed.
Most Washington contracts include contingencies that must be satisfied before closing.

2. Week 1: Escrow Opens and the Clock Starts

Shortly after mutual acceptance:

• Earnest money is deposited (commonly within 2 business days)

• Title and escrow are opened

• Contract timelines officially begin

This is also when sellers deliver required disclosures if they were not provided earlier.

If you want a deeper understanding of seller disclosures and why timing matters, this guide explains it clearly:
WA Form 17 Seller Disclosure: A Simple, Complete Guide for Washington Sellers
 

3. Week 1–2: Buyer Inspections and Due Diligence

This is often the most active—and emotional—part of escrow.

Buyers may schedule:

• General home inspections

• Sewer scopes

• Additional specialty inspections

Depending on how the inspection contingency is written, buyers may have the right to:

• Request repairs or credits

• Renegotiate terms

• Withdraw from the contract

Many Washington transactions feel uncertain during this phase, even when they ultimately close successfully.

4. Why Some Deals Don’t Make It Past Inspections

Not all accepted offers make it to closing, and inspections are a common turning point.

Transactions can fall apart due to:

• Unexpected inspection findings

• Poor communication

• Misaligned expectations

• Overreaction to repair items

This breakdown explains the real reasons Washington deals fall out of contract:
Why WA Homes Fall Out of Contract (Real Reasons Deals Collapse)
 

5. Week 2–3: Inspection Responses and Negotiations

After inspections:

• Buyers may proceed without requests

• Buyers may submit a repair or credit request

• Both parties may renegotiate

• Buyers may terminate under the contingency

Once the inspection contingency is waived, the transaction generally becomes much more stable.

6. Week 2–4: Appraisal Is Ordered

If the buyer is financing the purchase, the lender orders an appraisal.

The appraisal’s purpose is to:

• Confirm market value

• Ensure the property meets lender requirements

If the appraisal supports the purchase price, escrow continues as planned.
If it comes in low, the contract may require renegotiation or other resolution based on its terms.

7. Week 3–4: Financing and Underwriting Continue

While inspections and appraisal are happening, the buyer’s lender is:

• Verifying income and assets

• Reviewing credit

• Completing underwriting

Most financing delays are caused by missing documentation rather than loan denial.

8. Mid-Escrow: Title Review and HOA Documents

During escrow, the title company confirms:

• Legal ownership

• Liens or encumbrances

• Recorded easements

If the property is part of an HOA, buyers also review:

• HOA rules and regulations

• Budgets and reserves

• Monthly dues

HOA review periods can impact timelines, especially in condos and townhomes.

9. Final Week: Walk-Through and Final Conditions

As closing approaches:

• Remaining contingencies are waived

• The buyer completes a final walk-through

• Loan documents are finalized

The final walk-through confirms the property is in the agreed-upon condition and that no unexpected changes have occurred.

10. Closing vs Recording in Washington

In Washington, signing and recording are not always the same moment.

Typically:

• Documents are signed

• Funds are transferred

• The sale records later that day or the next business day

Ownership officially transfers once recording occurs.

11. What If You’re Selling and Buying at the Same Time?

When a sale is tied to a purchase:

• Closing dates must align carefully

• Contingencies must be coordinated

• Timing becomes critical

Many Washington homeowners successfully navigate this with a clear plan:
The Step-by-Step Move-Up Buyer Plan: How to Sell Your Current Home & Buy Your Next One Smoothly in Washington (2025 Guide)
 

12. The Big Picture: Escrow Is a Process, Not a Single Moment

Once an offer is accepted, escrow becomes about:

• Timelines

• Documentation

• Communication

• Follow-through

Understanding the process ahead of time helps reduce stress and prevents surprises.

And to reiterate—if you are already under contract, your own agent is the only person who should be advising you on your transaction.

If you’re not under contract yet and are preparing to buy or sell in Washington, understanding how escrow works ahead of time can make the entire experience feel far more manageable.

 Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence