What Happens After Going Under Contract? A Seller’s Guide to the Inspection Period

Finding a buyer for your home is honestly the easy part. The real challenge? Holding the deal together during the home inspection period.

If you’ve recently accepted an offer on your house, congratulations! That is a massive milestone. However, for a lot of sellers, this is exactly when stress and anxiety kick in. Suddenly, the clock is ticking, and there are dozens of moving pieces happening all at once.

To help you stay ahead of the game, let’s walk through exactly what to expect after going under contract so you can make the best decisions when they matter most.

1. The 10-Day Home Inspection Window

The first major milestone after accepting an offer is the inspection period. In many markets, including right here in Tulsa, Oklahoma, this period typically lasts around 10 days.

During this time, the buyers will hire licensed home inspectors to review your property from top to bottom. They will look at the roof, foundation, electrical systems, plumbing, and HVAC.

Your Only Job: Ensure all utilities (water, gas, electricity) remain turned on and make arrangements to leave the property during the scheduled inspection times.

The buyer and their real estate agent will handle all the scheduling, so you can focus on staying prepared.

2. The Home Appraisal Process

While the inspector is looking closely at the home's physical condition, the buyer's lender will simultaneously order a home appraisal.

The appraisal is conducted by an independent, third-party professional who reviews and confirms your home's market value to support the buyer's loan amount. Because the inspection and appraisal run at the same time, the first 10 days of escrow are easily the busiest for both parties.

3. What is a TRR Form? (Treatments, Repairs, & Replacements)

Within 24 hours after the inspection period officially closes, the buyer must make a choice. They will typically take one of two paths:

1. Cancel the contract entirely and receive their earnest money deposit back.
   
   
2. Submit a TRR Form (Treatments, Repairs, and Replacements).
   
   

Understanding the TRR Form

The TRR form is a formal, written list of items the buyer wants you to fix, replace, or address before closing.

Legally and contractually, these requests should strictly apply to items that are not in normal working order. While cosmetic flaws do not qualify under a standard TRR framework, buyers may still try to ask for them. Once this form is delivered to you, both parties have seven days to negotiate a written agreement regarding the repairs.

Under Contract is Not the Finish Line

The bottom line is this: Going under contract is just the beginning of a brand-new process. Even if your contract was written "as-is," the buyer still maintains the right to perform inspections. They can still ask for repairs, request price drops or closing cost credits, or cancel the contract altogether. If you’ve already negotiated off your listing price or agreed to contribute to closing costs, you must remain open to the reality that further negotiations may be required to get your home sold.

The more prepared you are for these hurdles, the smoother your journey to the closing table will be.

Need Help Navigating Your Home Sale?

If you are thinking about selling a home in the Tulsa, Oklahoma area, you don’t have to do it alone. The Wolek Group helps over 100 families a year navigate this exact process.

Have questions about your home value or the selling process? Call or text us today—we’re here to help!