Your offer was accepted — congratulations! You're now “under contract,” and a clock starts ticking on a handful of important steps. This is where a good agent earns their keep, because the under-contract period is full of details and a few possible surprises. Here's what to expect, and how we protect you through it. This is Step 3 of the home buying process.
The Home Inspection
Within days of going under contract, you'll schedule an independent home inspection. A licensed inspector examines the roof, foundation, systems, and more, then gives you a detailed report. This is your window to learn what you're really buying — and, if needed, to renegotiate. We connect you with trusted local inspectors.
Negotiating Repairs
No home is perfect, and the inspection almost always finds something. The question is what's worth addressing. We help you separate normal wear from real problems, then negotiate on your behalf — asking the seller for repairs, a credit, or a price reduction. If something major turns up, your inspection contingency lets you walk away.
Appraisal & Financing
Meanwhile, your lender orders an appraisal to confirm the home is worth what you're paying. If it appraises low, we have options — renegotiate, cover the gap, or challenge the appraisal. Stay responsive with your lender during this stretch; underwriting will ask for documents, and fast replies keep your closing on schedule.
Title & the Countdown to Close
Behind the scenes, the title company researches the property to make sure the seller can convey clear ownership and to prepare title insurance. As these pieces come together — inspection resolved, appraisal in, loan approved, title clear — you move toward the finish line: closing.
Frequently Asked Questions
How long is the under-contract period in Indianapolis?
Typically 30–45 days when you're financing with a mortgage. The inspection usually happens in the first week or two; the appraisal and final loan approval fill out the rest of the timeline before closing.
What if the inspection finds big problems?
You have real options: ask the seller to repair or credit, renegotiate the price, or — within your inspection contingency — cancel the contract and get your earnest money back. We help you decide what's normal versus a genuine dealbreaker.
Do I have to use the inspector my agent suggests?
No. You choose your inspector. We keep a list of trusted, licensed local inspectors as a convenience, but you're free to hire anyone. What matters is getting a thorough, independent inspection.
What happens if the appraisal comes in low?
A low appraisal doesn't automatically kill the deal. You can renegotiate the price, make up the difference in cash, ask the seller to meet in the middle, or dispute the appraisal. We'll advise on the best move for your situation.
Under Contract and Have Questions?
Every home and every inspection is different. Lean on us to interpret the report, negotiate repairs, and keep your closing on track.