What Happens After Your Offer Is Accepted in Portland: A Week-by-Week Timeline

by Kerrie

You refreshed your email approximately forty-seven times. You paced the kitchen. You maybe stress-ate an entire sleeve of crackers while your agent was on the phone with the listing agent. And then, finally, the words you had been waiting weeks — or months — to hear: your offer was accepted.

For about thirty seconds, it feels like pure, uncomplicated joy.

And then the questions start.

What happens now? What if something goes wrong during inspection? Can I actually lose my earnest money? When do I officially, legally own this house? What if the appraisal comes in low? What if the loan falls apart?

If you are a first-time buyer, a family relocating to Portland from out of state, or someone navigating homeownership for the first time as an LGBTQ+ couple or individual, that cocktail of excitement and anxiety is completely normal — and it is something I see every single week in this market. The period between accepted offer and closing keys is not just a logistical process. It is an emotional endurance sport, and nobody prepared you for it.

So let's fix that.

In this post, I am going to walk you through exactly what happens — week by week — during a standard financed escrow in Portland, Oregon. We are talking about the full 30-to-45 day timeline that most conventional, FHA, and VA buyers will experience in 2026. I want you to understand not just what is happening, but why it matters, what the risks are, and how to move through each phase with confidence instead of dread.

Before we dive in, a quick grounding note on the Portland market as it stands in mid-2026: the median home price in the greater Portland metro area is hovering around $560,000. That is not a number to take lightly. For most buyers, this is the single largest financial commitment of their lives. The stakes are real, the paperwork is real, and the deadlines are absolutely real. Understanding what is happening at each stage is not just helpful — it is a form of financial self-protection.

If you have not yet gone under contract and are still figuring out the offer process, I would encourage you to read my post on how to make an offer on a house in Portland before continuing here. And if you are brand new to all of this, our first-time home buyer guide covers the foundational pieces you will want to have under your belt first. Already under contract? Then you are in exactly the right place. Let's get into it.

Week 1: Escrow Opens, Earnest Money Is Delivered, and Inspections Begin

The first week after your offer is accepted is arguably the most action-packed week of the entire escrow process. It can feel like someone handed you a detailed syllabus in a language you have never studied and told you the final exam is tomorrow. Here is what is actually happening, and what you need to do — and when.

Opening Escrow: Your Transaction Gets a Home Base

Within the first day or two of mutual acceptance — meaning both you and the seller have signed the Purchase and Sale Agreement — your agent will open escrow with a title and escrow company. In Portland, this is typically done through a local escrow officer at companies like Fidelity National Title, Lawyers Title, Chicago Title, or one of several independent escrow firms that serve the metro area.

Think of the escrow company as the neutral third party that holds everything in trust during the transaction: your earnest money deposit, all signed documents, and eventually your down payment and loan funds at closing. They are not working for you or for the seller — they are working for the transaction itself, following the written instructions laid out in your Purchase and Sale Agreement. Their job is to make sure that when this deal closes, every condition has been met, every dollar is accounted for, and title transfers cleanly from seller to buyer.

Your escrow officer will send you an introductory email with their contact information, the escrow number for your transaction, and wiring or delivery instructions for your earnest money deposit. Save this information immediately and treat it carefully — wire fraud is a real and growing threat in real estate transactions. Always verify wiring instructions by calling your escrow officer directly using a phone number you find independently, not a number embedded in an email you received. If anything looks even slightly off, call me before you move a single dollar.

The Earnest Money Deposit: What It Is, What It Protects, and When It Is Due

Your Earnest Money Deposit (EMD) — sometimes called a good faith deposit — is the amount of money you put up to demonstrate to the seller that you are a serious, committed buyer. In Portland's current market, earnest money typically ranges from 1% to 3% of the purchase price, though in competitive situations buyers sometimes offer more to strengthen their position.

On a $560,000 home, that means you might be depositing anywhere from $5,600 to $16,800 into escrow within the first few days of going under contract. That is real money sitting in trust, and understanding the rules around it is critically important.

Under the Oregon Residential Real Estate Sale Agreement (OREF 001), which is the standard form used by most Oregon REALTORS, the default deadline for delivering your earnest money deposit to escrow is three business days from mutual acceptance. This is not a soft suggestion — it is a contractual obligation. If you miss this deadline without a negotiated extension, you could be in breach of contract, which creates real legal and financial exposure.

Three business days sounds generous until you realize that mutual acceptance might happen on a Thursday evening, making your deadline Tuesday of the following week, and you need to account for how your escrow company accepts funds — whether by wire transfer, cashier's check, or personal check — and what their processing cutoff times are. Your agent should walk you through this timeline specifically the moment you go under contract, so there is zero ambiguity.

Can You Lose Your Earnest Money?

This is the question I get asked more than almost any other during the first week of escrow, and I want to answer it directly and honestly: yes, it is possible to lose your earnest money — but only under specific circumstances, and a good buyer's agent works strategically to protect you throughout the process.

Under Oregon's standard purchase agreement, your earnest money is protected as long as you exercise your rights within the agreed-upon contingency periods. As long as you operate within those windows — the inspection period, the financing contingency period, and any other negotiated contingencies — you have the right to back out and have your earnest money returned. The risk of losing your deposit comes when you attempt to cancel the contract outside of those protective windows, or when you fail to meet your own contractual obligations (like delivering the EMD on time).

This is one of the core reasons why understanding what a buyers agent actually does matters so much. Protecting your earnest money is not just about knowing the rules — it is about having someone actively tracking your deadlines, advising you on when and how to exercise your contingencies, and communicating precisely with the other side when necessary.

We will come back to earnest money risk and the financing contingency in later weeks. For now, the most important thing you can do is deliver your EMD on time, through verified instructions, to the correct escrow account.

The Home Inspection: Listening to the Story of the House

Simultaneously with the earnest money delivery process, Week 1 is when you will be booking and preparing for your home inspection. Under the standard OREF 001 agreement, buyers in Oregon typically have 10 business days from mutual acceptance to complete all inspections and either accept the property in its current condition, negotiate repairs or credits, or back out of the transaction entirely based on inspection findings — with their earnest money returned.

Ten business days is more time than it sounds, but it disappears fast. By the time you factor in the inspector's scheduling availability, your own schedule, and the time you need afterward to review the report and consult with your agent, you ideally want your inspection booked within the first two to three days of going under contract.

Choosing a Home Inspector in Portland

In Oregon, home inspectors are required to be licensed through the Oregon Construction Contractors Board (CCB). That baseline licensing requirement is a starting point, not a quality guarantee. When I work with buyers, I recommend looking for inspectors who are also members of the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI), as both organizations hold members to higher standards of education and ethical practice.

Portland has a strong community of experienced local inspectors who know the specific quirks of our housing stock — and that local knowledge matters more than you might expect. A significant portion of Portland's available homes were built between 1900 and 1960. That means you are likely looking at a home with knob-and-tube wiring remnants, galvanized steel plumbing that has seen better decades, original wood-framed windows that are beautiful and drafty in equal measure, and foundation systems that were built to standards that predate modern seismic considerations entirely. An inspector who has spent years in Portland neighborhoods like Sellwood, St. Johns, Beaumont-Wilshire, or Cully has seen these patterns thousands of times. That pattern recognition is invaluable.

Plan to budget approximately $500 to $1100 for a standard general home inspection on a typical Portland single-family home, though pricing varies based on home size, age, and scope. Your general inspection will cover the structural components, roof, foundation, electrical, plumbing, HVAC systems, insulation, windows, and interior spaces. Depending on what the general inspector finds — or what you already know about the property — you may also want to schedule additional specialized inspections, which we will cover in a moment.

Be There for the Inspection. Be Present, Not Just Physically Present.

I tell every one of my buyers the same thing: show up to your inspection and ask questions. This is not a time to stay in the car scrolling your phone while the inspector does their work and emails you a PDF later. Your home inspection is one of the most educational hours you will spend in this entire process.

Ask your inspector to explain what they are looking at and what they are finding. Ask them to show you where your main water shut-off is, how your electrical panel is organized, and where your HVAC filter lives. This is knowledge you will use for as long as you own this home.

An experienced inspector will help you understand which findings are significant and urgent, which are normal for a home of this age and type, and which are the kind of deferred maintenance items that sellers often let slide in the final years of ownership. Reading that story correctly is how you make smart decisions during the negotiation phase of your inspection period.

A cracked electrical outlet cover is different from a panel full of double-tapped breakers. A slow-draining bathroom sink is different from cast iron drain lines that are actively separating under the foundation. Learning to distinguish between cosmetic noise and structural signal is something your agent can help you with as you review the report together — but being physically present during the inspection gives you context that a written report alone simply cannot provide.

Should You Get Additional Specialized Inspections?

In many Portland transactions — particularly for homes built before 1978, homes with oil tanks on the property (former underground oil storage tanks are remarkably common in Portland's older neighborhoods), or homes with obvious signs of water intrusion — your general inspector may recommend one or more specialized inspections. Common add-ons include:

Sewer scope inspection: Absolutely standard practice in Portland, and in my view, non-negotiable. A sewer scope involves a camera being run through the sewer lateral — the underground pipe that connects your home to the city sewer main. In Portland, many homes still have original clay or Orangeburg (tar-paper composite) sewer lines that are fragile, root-invaded, or actively failing. A sewer scope typically costs between $150 and $250 and can save you from inheriting a $10,000 to $30,000 sewer replacement. Book it for the same day as your general inspection whenever possible.

Radon testing: Oregon has moderate radon risk, and Portland is no exception. Radon is a naturally occurring radioactive gas that enters homes through foundation cracks and is the second leading cause of lung cancer in the United States. A passive radon test during your inspection period costs around $150 to $200 and results typically come back within 48 to 72 hours. If levels come back above the EPA action level of 4 pCi/L, radon mitigation systems can be installed — and this is absolutely something you can negotiate with the seller.

Oil tank sweep: If the property record or visual evidence suggests there may be a former underground oil storage tank (look for disconnected fuel lines near the foundation, unusual depressions in the yard, or disclosures mentioning prior oil heat), an oil tank sweep using ground-penetrating radar is essential. An undisclosed or improperly decommissioned tank can create significant environmental liability and affect your ability to get title insurance and financing. Tank sweeps typically run $175 to $350.

Structural or geotechnical evaluation: If the general inspector identifies foundation concerns, significant soil movement, or other structural questions — especially relevant on Portland's West Hills slopes and in areas with known landslide risk — a licensed structural engineer's evaluation may be warranted. These typically cost $400 to $800 but can provide clarity and leverage that is worth many times the cost.

All of these specialized inspections need to be scheduled and completed within your 10 business day inspection period. This is another reason why starting immediately matters. The inspection period clock does not pause while you debate whether to schedule a sewer scope.

What Happens at the End of the Inspection Period?

Once your inspections are complete and you have reviewed the reports with your agent, you have a defined set of choices under Oregon's standard contract. You can:

Accept the property in its current condition — meaning you are satisfied with what the inspections revealed and you are moving forward to closing without requesting any repairs or credits from the seller.

Submit a Request for Repair (or credit) — using the OREF repair addendum, your agent will formally request that the seller either repair specific items before closing, provide you with a credit at closing to address the issues yourself, or some combination of both. This begins a negotiation that typically takes a few days to resolve.

Terminate the transaction — if the inspection reveals conditions that are serious enough that you no longer wish to purchase the property, you can deliver a written termination notice to the seller before your inspection contingency deadline expires and receive your earnest money back in full. This is the clean exit door that your inspection contingency exists to provide.

The decision about which path to take is rarely black and white, and it is rarely one you should make alone. Your agent's job in this moment is to help you separate emotional reaction from strategic thinking — to help you understand what the inspection findings actually mean in terms of cost, risk, and negotiation leverage, and to help you make the decision that genuinely serves your long-term interests.

Every home has a story. The inspection is where you read the first several chapters. By the end of Week 1, you will know more about this house than the sellers might have known when they bought it — and that knowledge is power.

Week 2: Title Reports and Repair Negotiations

The Preliminary Title Report: What It Is and Why It Matters

While your inspector is crawling through crawl spaces and testing GFCI outlets, your title officer is doing their own deep dive into the property's legal history. Under Oregon's standard real estate contract (OREF 001), the seller is required to order the preliminary title report. Once the report is delivered to you as the buyer, you have time to review it and raise any written objections.

So what exactly are you looking at? The preliminary title report reveals everything that is legally attached to the property: existing mortgages, liens, easements, CC&Rs (covenants, conditions, and restrictions), unpaid property taxes, judgments, and any encumbrances that could affect your ownership. Think of it as the property's legal biography. Most of the time, these items are routine — a standard utility easement along the back fence line or a shared driveway agreement with a neighbor. But occasionally the title report surfaces something that genuinely needs to be addressed before closing.

If a legitimate title issue is identified, we submit a written objection and the seller has an opportunity to cure it. If the seller cannot or will not resolve the issue, you have the right to terminate the transaction and recover your earnest money. This is one of the more technical but critically important protections built into your Oregon purchase agreement, and it is one reason I always encourage buyers to actually read through the preliminary title report rather than simply signing off on it without a second glance. Questions about ongoing costs tied to title issues — like unpaid assessments — often connect directly to how Portland property taxes and local assessment liens work, so do not hesitate to ask me to walk you through anything that looks unfamiliar.

Repair Negotiations: The Inspection Addendum Process

Once your inspector delivers their written report — typically within 24 to 48 hours of the inspection itself — we sit down together and talk through what actually matters. Here is how I approach this with every single client I work with.

We are not trying to get a brand-new house. You are buying a home that has been lived in, and sellers know that inspections will surface imperfections. What we are focused on is a very specific category of issues: safety concerns (exposed wiring, carbon monoxide risks, structural instability, active water intrusion) and high-dollar deficiencies (a failing roof, an aging HVAC system that is on its last legs, a cracked heat exchanger, foundation movement). These are the items that materially affect the value and livability of the property.

What we are not doing is submitting a laundry list of every cracked caulk line, every sticky window, and every cosmetic blemish the inspector noted. That approach almost always backfires. Sellers — and their agents — respond much more constructively to a tight, reasonable repair request focused on legitimate issues than to a list of 47 items that signals the buyer is looking for reasons to renegotiate the price. We want the seller to feel like resolving these requests is fair and feasible, not like they are being shaken down.

After we submit the Irequests, we typically see one of three outcomes: the seller agrees to make the repairs before closing (usually with licensed contractors and proof of completion required), the seller offers a credit to you at closing in lieu of repairs, or the seller declines and we decide together whether the remaining issues are acceptable or whether this is a deal we should walk away from while your earnest money is still protected. The inspection contingency is one of your most powerful protections.

Week 3: Appraisal and Lending Deep-Dives

The Appraisal: What It Is and What Could Go Wrong

Somewhere in Week 3, your lender will order an appraisal of the property. The appraiser is a licensed, independent third party whose job is to give the lender an objective opinion of the home's current market value. The lender needs this because they are not going to lend you $650,000 against a house that is worth $590,000 — their collateral needs to support the loan amount.

The appraiser will physically visit the property, measure it, photograph it, note its condition and features, and then pull comparable sales (called comps) from recent transactions in the surrounding area to support their value opinion. In a stable or moderately appreciating market like Portland in mid-2026, most appraisals come in at or near the purchase price, particularly when we have been careful and strategic about the offer price from the beginning.

How to Handle a Low Appraisal in Mid-2026

That said, low appraisals do happen, and in mid-2026 it is worth understanding the landscape. Portland's market has seen pockets of softening, particularly in certain price tiers and neighborhoods, while other areas remain competitive. If an appraisal comes in below the purchase price, here is what we can do.

First, we can challenge the appraisal. If we believe the appraiser missed relevant comparable sales or made an error in their analysis, we can submit a formal rebuttal with supporting data. This is not common, but it does work when there is a genuine analytical mistake. Second, the seller can reduce the purchase price to the appraised value. Many sellers will accept this rather than losing the deal and starting over with a new buyer who may face the same appraisal outcome. Third, you as the buyer can make up the difference in cash — paying the gap between the appraised value and the purchase price out of pocket. This is called an appraisal gap or gap coverage, and some buyers build language into their offer to address this scenario proactively. Fourth, and sometimes most practically, we can negotiate a combination of the above: the seller comes down some, and you cover a smaller remaining gap.

The key point is that a low appraisal is not the end of the transaction. It is a negotiation point.

The Lending Process: Where Your Loan Stands Right Now

While the appraisal is happening, your loan is also moving through the underwriting pipeline. As of mid-2026, Freddie Mac is reporting a national average of approximately 6.43% on a 30-year fixed-rate mortgage, and rates have been relatively stable in the mid-6% range for several months. While that is higher than the historic lows of a few years ago, it is a predictable and plannable rate environment — you know what your payment is going to be, and you can budget around it.

During Week 3, your lender's processor is collecting and verifying all of the documentation you submitted at pre-approval: tax returns, W-2s, bank statements, pay stubs, and any other income documentation relevant to your financial picture. They are verifying employment directly with your employer, running your credit one more time, and packaging your complete loan file for the underwriter. This is a good week to be extremely responsive to any document requests from your lender. A same-day response to a document request can keep your loan on track; a three-day delay can cascade into timeline problems at closing.

Week 4: Final Underwriting and the TRID 3-Day Rule

Final Loan Approval: What Underwriting Is Actually Looking For

By Week 4, your loan file is with the underwriter — the person at the lending institution who has the actual authority to approve or deny your loan. The underwriter is going through everything with a fine-tooth comb, and this is the stage where buyers sometimes inadvertently create problems for themselves.

Here is what I tell every single buyer I work with, without exception: do not change anything about your financial life between mutual acceptance and the day you close. That means no large purchases — no new furniture, no appliances, no car, nothing that requires financing or depletes your cash reserves. It means do not open any new credit cards, even if a furniture store offers you 24 months same-as-cash the day you are shopping for a couch. It means do not change jobs or career paths, even if an incredible opportunity lands in your lap. Your loan was approved based on a specific financial snapshot — your income, your debt load, your credit score, your assets. Any meaningful change to that snapshot can trigger a re-underwrite, delay your closing, or in a worst-case scenario, cause your loan to be denied after you have already passed your financing contingency deadline.

I am not trying to be dramatic. I have seen a buyer lose a transaction because they financed a new car two weeks before closing. I have seen loan delays because a buyer switched from W-2 employment to a 1099 contract position during escrow. The underwriter will verify your employment again, sometimes the day before closing. Keep everything exactly as it was.

Once the underwriter is satisfied, they will issue a Conditional Approval (where a few final items need to be addressed) or a Clear to Close (the green light). Getting to Clear to Close is the moment we have all been working toward, and it typically triggers the preparation of your final closing documents.

The TRID 3-Day Rule: Your Closing Disclosure Window

Federal law under the TILA-RESPA Integrated Disclosure rule — commonly called TRID — requires that your lender deliver your Closing Disclosure to you at least three business days before closing. This is a non-negotiable rule and one that directly affects how we schedule your signing appointment.

The Closing Disclosure is a five-page document that details every single financial aspect of your transaction: your final loan terms, your monthly payment, your closing costs itemized line by line, how much cash you need to bring to closing, and how much the seller is receiving. Oregon follows federal TRID requirements to the letter, so if your lender delivers the Closing Disclosure on a Monday, the earliest you can legally close is Thursday (counting Tuesday, Wednesday, and Thursday as the three business days — Sundays and federal holidays do not count).

This three-day window is actually a gift to you. Use it. Read every line of the Closing Disclosure and compare it to the Loan Estimate you received at the beginning of the process. Flag anything that looks different. Call your lender and ask questions. Some fees can shift slightly within allowable tolerances, but certain fees are not permitted to increase at all. I will review the Closing Disclosure with you and make sure everything looks right before we head into signing.

Week 5: Signing, Funding, and Key Delivery

Signing Day: What to Expect at the Title Company

Oregon is a round-table closing state, which means that in transactions, the buyer and seller (and their respective agents) can all sit down together at the title company to sign documents — though it is more common in Portland for buyers and sellers to sign separately if schedules or preferences dictate. Portland is home to excellent local title companies and your escrow officer will have been coordinating behind the scenes for weeks to prepare your closing package.

At the signing table, expect to sign a substantial stack of documents — typically between 100 and 150 pages for a financed purchase. The most important ones include the Deed of Trust (which pledges the property as collateral for the loan), the Promissory Note (your legal promise to repay the loan), and the Settlement Statement (a detailed accounting of every dollar flowing in and out of the transaction). Your escrow officer will walk you through each document, but do not be afraid to ask questions or slow down if something is unclear. You are signing legal documents that bind you to a mortgage — take the time you need.

You will need to bring a government-issued photo ID and, if you have not already wired your closing funds, a certified cashier's check or confirmation of a wire transfer for the exact amount shown on your Closing Disclosure. Do not bring a personal check. Do not bring cash. Wire fraud is a genuine and growing threat in real estate transactions — always verify wire instructions by calling the title company directly using a phone number you find independently (not one from an email), before sending any money.

Funding and Recording: The Final Steps

After you sign, the title company sends your signed documents to your lender for final review and funding authorization. The lender wires the loan proceeds to escrow. Once all funds are confirmed and received, the title company submits the deed and deed of trust to Multnomah County (or the relevant county — Washington County for Beaverton and Hillsboro transactions, Clackamas County for Oregon City and Lake Oswego, and so on) for recording. Recording is the moment the transaction becomes a matter of public record and you officially become the legal owner of the property.

In Oregon, recording typically happens the same day as signing or the following business day, depending on timing. Some transactions fund and record on the same day; others have a brief gap between signing and recording. Your escrow officer will keep you informed of exactly where things stand. The moment we receive confirmation that the deed has recorded, I will be calling or texting you immediately.

Key Delivery: The Moment You Have Been Waiting For

As soon as recording is confirmed, keys are released. In Portland, it is common for keys to be held at the title company or with the listing agent until recording is confirmed — so even if you signed the night before, you may be waiting until mid-morning or early afternoon for the green light. But when that call comes and I hand you those keys (or we meet you at the property), it is one of the best moments in this entire process. You did it. The house is yours.

Plan your move accordingly. Utility transfers should already be scheduled in your name for the closing date. Change the locks on your first day — not because there is necessarily a security concern, but because it is simply smart practice whenever you take possession of a property whose key history you do not fully know. And then take a moment to just stand in your new home and breathe it in.

Frequently Asked Questions

Can I lose my earnest money after an accepted offer in Oregon?

Yes, it is possible to lose your earnest money, but it is avoidable if you understand your contingencies. In Oregon, your earnest money is protected as long as you cancel the transaction within an active contingency period — inspection, financing, or title review. If you cancel for a legitimate, documented reason covered by a contingency (for example, you cannot secure financing and you have not yet waived your financing contingency), your earnest money is returned to you. Where buyers lose earnest money is when they cancel after all contingencies have been removed or have expired, or when they simply get cold feet with no contractual basis to exit. This is exactly why we take contingency deadlines seriously and why I track them meticulously on your behalf throughout the transaction.

How long does escrow take in Portland, Oregon?

In Portland, a standard financed purchase transaction typically takes 21 to 35 days from mutual acceptance to closing. Cash transactions can close in as few as 10 to 14 days when all parties are motivated and the title is clean. Some transactions — particularly those involving FHA or VA loans, complex title issues, or estate sales — may run 45 days or longer. The timeline in your purchase agreement specifies your agreed-upon closing date, and both parties are contractually obligated to work toward that date. Extensions are possible but require mutual written agreement.

Can the seller back out after accepting my offer in Oregon?

Once both parties have signed the purchase agreement and mutual acceptance has been established, the seller is legally bound to the contract. A seller cannot simply change their mind and walk away without consequences. If a seller attempts to back out without a legitimate contractual basis, you as the buyer have legal remedies including specific performance (a court order compelling the seller to complete the sale) or a claim for damages. That said, sellers do have limited, specific exit rights — for example, if the buyer fails to meet a contractual deadline and the seller issues a proper notice to perform. In practice, a seller backing out of a ratified contract is rare and legally risky for them. It does happen occasionally, but it is not something you should lose sleep over in a well-written transaction.

What happens if my loan falls through after the financing contingency is removed?

This is the scenario that keeps buyers up at night, and it underscores why we are so careful about the financing contingency timeline. If your loan falls through before the financing contingency has been removed or expired, you can cancel and recover your earnest money. If your loan falls through after the financing contingency is gone, you are in a much more difficult position — you may forfeit your earnest money and potentially face additional legal exposure. This is why I strongly advise buyers against removing the financing contingency until they have a clear, written loan commitment from their lender, not merely a pre-approval letter. There is a significant difference between the two, and I will make sure you understand exactly where your loan stands before we make any decisions about that contingency.

Do I need to do a final walkthrough before closing in Portland?

Yes, and I strongly recommend it. A final walkthrough — typically conducted 24 to 48 hours before closing — is your opportunity to verify that the property is in the same condition as when you made your offer, that any agreed-upon repairs have been completed, and that the seller has not removed any fixtures or items that were supposed to convey with the property. It is not a second inspection; it is a verification step. If something is amiss during the final walkthrough, we have options: we can negotiate a credit, delay closing until the issue is resolved, or in extreme cases, discuss our legal options. The final walkthrough is a step I build into every transaction I manage, and I will be there with you.

Sources

Oregon Real Estate Forms (OREF): Oregon Real Estate Forms, LLC — OREF 001 Residential Real Estate Sale Agreement and related addenda, including the Inspection Addendum and Repair Addendum. Current forms available through the Oregon Association of Realtors.

Freddie Mac Primary Mortgage Market Survey: Freddie Mac, Weekly Mortgage Rate Survey, mid-2026 reporting period. 30-year fixed-rate national average approximately 6.43%. Available at www.freddiemac.com/pmms.

TILA-RESPA Integrated Disclosure Rule (TRID): Consumer Financial Protection Bureau (CFPB). Regulations governing the Loan Estimate and Closing Disclosure, including the mandatory three-business-day waiting period prior to consummation. Full rule text and guidance available at www.consumerfinance.gov.

Oregon Revised Statutes — Real Property Transactions: ORS Chapter 93 (Conveyancing and Recording) and ORS Chapter 696 (Real Estate Brokers and Salespeople). Oregon Legislative Assembly. Available at www.oregonlegislature.gov.

Multnomah County Assessment and Taxation: Multnomah County, Oregon — Recording and property records division. Information on deed recording timelines and public records access. Available at www.multco.us/assessment-taxation.

Oregon Association of Realtors: Transaction timelines, contingency standards, and practice guidance for Oregon residential real estate. Available at www.oregonrealtors.org.