Dos and Don'ts During Escrow: A Tri-Valley Buyer's Guide

Getting your offer accepted feels like the finish line , but escrow is where the real work begins. Between contract acceptance and closing, there's a defined window where small decisions can either keep your purchase on track or put your financing, and your closing date, at risk. Here's a practical rundown of what to do, and what to avoid, once you're in escrow.

The Do's

Do stay in close contact with your lender. Respond to document requests quickly — pay stubs, bank statements, explanations for any unusual deposits. Underwriting delays are one of the most common reasons closings slip, and most of them come down to a buyer sitting on a request for a few days too long.

Do complete your inspections and review reports promptly. Your contingency periods are running on a clock. Schedule your general inspection (and any specialists — roof, sewer lateral, pest) as early as possible so you have time to actually review findings and negotiate, if needed, before contingencies are set to be removed.

Do keep your down payment funds liquid and easy to document. Avoid moving money between accounts unnecessarily during escrow. Every transfer can trigger a new round of "source of funds" questions from underwriting.

Do review your preliminary title report carefully. Look for easements, liens, or anything unexpected, and ask questions before you remove your title contingency.

Do get homeowners insurance quotes early. In parts of the Tri-Valley with elevated fire risk, insurance approval can take longer than buyers expect — starting this process in week one, not week three, avoids last-minute surprises.

Do communicate proactively with your agent. If something changes on your end such as: a job change, a family circumstance, a change in moving timeline, tell your agent immediately! Problems are almost always easier to solve early than late.

The Don'ts

Don't make any large purchases or open new credit during escrow. Financing a car, opening a new credit card, or even a large furniture purchase on credit can change your debt-to-income ratio enough to affect loan approval. Lenders often re-check credit right before closing, and surprises here can delay or derail funding.

Don't change jobs or pause a paycheck if you can help it. Lenders verify employment multiple times during the process, including shortly before closing. A job change, even a good one, can require additional underwriting and sometimes a full re-approval.

Don't skip your final walk-through. This is your last chance to confirm the property is in the agreed-upon condition and that any negotiated repairs were completed before you take ownership.

Don't assume verbal agreements are binding. If a seller agrees to a repair, credit, or timeline change, make sure it's documented in writing as an addendum. Verbal understandings can create real problems if memories differ later.

Don't go silent. Escrow involves a lot of moving pieces — lender, title company, agents, sometimes an HOA. If you're unreachable for days at a time during a critical window, it can hold up the whole transaction.

Don't waive contingencies you haven't actually satisfied. In competitive markets, buyers sometimes feel pressure to waive inspection or loan contingencies to strengthen an offer. That can make sense in the right circumstances, but it should be a deliberate, informed decision not something done reflexively without understanding the risk.

A Quick Escrow Timeline Overview

While every transaction is different, a typical California escrow generally includes:

1. Opening escrow and depositing earnest money
2. Ordering inspections and reviewing disclosures
3. Removing contingencies (inspection, loan, appraisal) by agreed deadlines
4. Finalizing loan underwriting and clear-to-close
5. Final walk-through
6. Signing loan documents and closing

The Bottom Line

Escrow is a relatively short window, but it's an active one! The decisions you make (and avoid making) during this period directly affect whether your closing goes smoothly. If you're heading into escrow soon, I walk every client through exactly what to expect week by week, so there are no surprises between your accepted offer and closing day.