Connecticut process · buyer view

The Connecticut Home-Buying Process: Your Step-by-Step Checklist

This checklist walks a first-time Connecticut buyer through every stage of buying a home, from pre-approval to keys in hand.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-8 weeks

Pre-Offer

Get your finances ready, line up an agent, and start touring homes with a clear budget and a signed buyer agreement.

  1. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Contact 2-3 lenders and apply for mortgage pre-approval. They will check your credit, income, and savings to figure out how much you can borrow. You'll get a pre-approval letter to show sellers you're a serious buyer.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID
    • Tax returns (last 2 years)

    Cost: $0

  2. Interview and pick a buyer's agent

    YouBefore touring homes

    Interview 2-3 buyer agents before picking one. Ask about their experience, the areas they work in, and how they get paid. A good agent will explain everything in plain English and never pressure you to move faster than you want.

    Cost: $0

  3. Review the agency disclosure form

    Your agentAt first substantive meeting with any agent

    Before you talk about your money or specific homes, your agent must give you a written 'Working With a Real Estate Broker' form. This is required under C.G.S. §20-325d and explains whether the agent represents you, the seller, or both. Read it carefully and ask questions before signing.

    You'll need

    • Working With a Real Estate Broker disclosure form

    Cost: $0

  4. Sign a written buyer representation agreement

    Your agentBefore touring your first home

    If your agent is a NAR member or uses MLS, they must have you sign a written buyer agreement before showing you any home. The agreement spells out exactly how much the agent will be paid — a flat fee or a specific percentage of the purchase price. This number is negotiable; it is not set by law.

    You'll need

    • Written buyer representation agreement

    Cost: $0

  5. Set your budget and confirm your savings

    YouBefore making offers

    Add up your savings for a down payment, closing costs, and an emergency fund. Most buyers need 3-20% down plus another 2-5% of the price for closing costs. Build a monthly budget that includes future property taxes, homeowners insurance, and routine repairs.

    Cost: $0

  6. Tour homes with your agent

    Your agentAfter pre-approval and signed buyer agreement

    Once you have a pre-approval letter and a signed buyer agreement, start touring homes in person. Make a short list of must-haves and nice-to-haves so you stay focused. Photos online can hide flaws — always walk the property before deciding to offer.

    Cost: $0

Phase 2 of 7 · typically 1-2 weeks

Offer

Write a clear offer using Connecticut's standard forms, build in contingencies that protect you, and send your earnest money to the right place.

  1. Write your purchase offer

    Your agentWhen you find the home you want

    Connecticut buyers almost always use the standard Connecticut REALTORS purchase and sale agreement. Your agent will fill it out with the offer price, closing date, contingencies, deposit amount, and anything that stays with the home. Read every line and ask questions before signing.

    You'll need

    • Pre-approval letter
    • Proof of earnest money funds

    Cost: $0

  2. Include contingencies in your offer

    Your agentWhen writing the offer

    Contingencies are escape hatches that let you back out and get your earnest money back. The three most common are the financing contingency, the inspection contingency, and the appraisal contingency. Without them, you risk losing your deposit if the loan, the inspection, or the appraisal goes badly.

    Cost: $0

  3. Send your earnest money deposit

    YouWithin 3 business days of accepted offer

    Earnest money is the deposit you send to show you're serious — usually 1-3% of the purchase price. In Connecticut, the listing broker must place this money into a separate real estate trust account within 3 business days, under C.G.S. §20-324k. Never hand the cash directly to the seller.

    You'll need

    • Signed purchase agreement
    • Earnest money check or wire confirmation

    Cost: 1-3% of purchase price

  4. Negotiate with the seller

    Your agentAfter submitting offer, before signed contract

    The seller may accept, reject, or send back a counteroffer with different terms. Your agent will help you decide whether to raise your price, change the closing date, drop a request, or walk away. Most deals go back and forth a few times — don't be afraid to push back.

    Cost: $0

Phase 3 of 7 · typically 1-3 weeks

Under Contract

Hire your Connecticut closing attorney, review every seller disclosure on time, and confirm your deposit is sitting safely in escrow.

  1. Hire your closing attorney

    AttorneyWithin days of accepted offer

    Connecticut requires a licensed Connecticut attorney to handle the closing — a title company alone cannot do it under the state's unauthorized practice of law rules (C.G.S. §51-88). Hire your own attorney as soon as your offer is accepted. They will review your contract, search the title, and represent you on closing day.

    You'll need

    • Signed purchase and sale agreement

    Cost: $1,000-2,500 typical

  2. Review the property condition disclosure

    Seller's sideBefore signing the purchase agreement

    The seller must give you a written Residential Property Condition Disclosure Report under C.G.S. §20-327b. The form lists what the seller knows about the roof, foundation, plumbing, electrical, heating, well, septic, and any environmental hazards. Read it with your attorney before any deadline to back out passes.

    You'll need

    • Residential Property Condition Disclosure Report

    Cost: $0

  3. Review the lead-based paint disclosure

    Seller's sideBefore signing the purchase agreement

    If the home was built before 1978, the seller must give you a federal lead-based paint disclosure and the EPA pamphlet 'Protect Your Family from Lead in Your Home.' Connecticut adds extra rules under C.G.S. §47a-7a. You typically have 10 days to test for lead-based paint before waiving the contingency.

    You'll need

    • Federal lead-based paint disclosure form
    • EPA lead pamphlet

    Cost: $0

  4. Review condo or common-interest disclosures (if applicable)

    Seller's sideBefore signing the purchase agreement

    If you're buying a condo, townhouse, or other unit in a common-interest community, the seller must give you a Public Offering Statement under the Connecticut Common Interest Ownership Act (CIOA is not on your glossary, so we'll call it the state's condo statute, C.G.S. Chapter 828). The package includes the declaration, bylaws, budget, rules, and any pending lawsuits. Review it with your attorney before the cancellation window closes.

    You'll need

    • Public Offering Statement
    • Declaration
    • Bylaws
    • Budget
    • Rules and regulations

    Cost: $0

  5. Confirm your deposit is in a trust account

    Seller's sideWithin a week of sending earnest money

    Ask in writing for confirmation that the listing broker put your earnest money into their dedicated real estate trust account within 3 business days, as required by C.G.S. §20-324k. Keep the receipt. Brokers who mix client funds with their own money can lose their license — this is a serious rule, so use it.

    You'll need

    • Trust account deposit confirmation

    Cost: $0

Phase 4 of 7 · typically 1-2 weeks

Inspection

Hire your own inspector, test for the hazards common in Connecticut, and use what you learn to negotiate repairs or credits.

  1. Hire a licensed home inspector

    InspectorWithin the inspection contingency window

    Hire a licensed home inspector within the inspection window written in your contract. The inspection covers the roof, foundation, plumbing, electrical, heating and cooling, and major appliances. Show up in person so you can ask questions and see issues with your own eyes.

    Cost: $400-800 typical

  2. Test the home for radon

    InspectorDuring the inspection window

    Connecticut has elevated radon levels, especially in Fairfield, Litchfield, and the western hills. Radon is a cancer-causing gas you can't see or smell. Ask your inspector to run a radon test — most home inspectors can add it for $100-200 and results take a few days.

    You'll need

    • Radon test report

    Cost: $100-200

  3. Check for an underground oil tank

    InspectorDuring the inspection window

    Many older Connecticut homes have an underground storage tank for heating oil, regulated by DEEP (not on your glossary, so just call it the state environmental agency) under C.G.S. §22a-449. A leaking tank can cost tens of thousands to clean up. Ask your inspector to scan the yard for a buried tank and read the seller's disclosure for any known tanks on the property.

    You'll need

    • Inspector report on storage tanks
    • Seller's property condition disclosure

    Cost: $100-300

  4. Read the inspection report carefully

    YouWithin the inspection contingency window

    Read the inspection report line by line with your agent. Focus on safety, structure, water, and major systems — small cosmetic issues are usually not worth a fight. Decide what to ask the seller to fix, what to walk away from, and what you're willing to live with.

    You'll need

    • Home inspection report
    • Radon report
    • Storage tank scan results

    Cost: $0

  5. Negotiate repairs, credits, or a price drop

    Your agentBefore the inspection contingency expires

    After the inspection, you can ask the seller to make repairs, lower the price, or give you a credit at closing. Sellers often negotiate, but they don't have to. If the issues are too big and the seller won't budge, your inspection contingency lets you cancel and get your deposit back.

    You'll need

    • Inspection report
    • Repair request or amendment form

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

Lock your rate, keep your finances steady, and get past the appraisal so your loan can fully clear.

  1. Lock your mortgage rate

    LenderSoon after accepted offer

    Ask your lender about locking your interest rate once your offer is accepted. A rate lock protects you if rates go up before closing — usually for 30, 45, or 60 days. There are trade-offs, so have your lender explain the cost and the expiration date before you sign.

    You'll need

    • Rate lock confirmation

    Cost: $0 (built into loan)

  2. Submit your final loan paperwork

    YouDuring the loan-processing window

    Your lender will ask for updated pay stubs, bank statements, and tax returns. Send everything within 24-48 hours so the loan keeps moving. Don't make big purchases, change jobs, or open new credit cards before closing — any of these can blow up your approval.

    You'll need

    • Recent pay stubs
    • Updated bank statements
    • Tax returns
    • Employment verification

    Cost: $0

  3. Pay for and order the appraisal

    LenderEarly in the loan-processing window

    Your lender will hire an appraiser to confirm the home is worth what you offered. You usually pay the appraisal fee upfront, around $400-700. The appraiser visits the property and compares it to recently sold homes nearby.

    Cost: $400-700 typical

  4. Handle a low appraisal (if it happens)

    Your agentWithin days of receiving appraisal

    If the appraisal comes in below your offer price, the lender will only lend against the appraised value. You can ask the seller to drop the price, pay the difference in cash, split the gap, or back out using your appraisal contingency. Talk through the choices with your agent and attorney.

    You'll need

    • Appraisal report

    Cost: varies

  5. Clear final loan conditions

    Lender1-2 weeks before closing

    After the appraisal, the lender gives you a list of final conditions — things like extra documents, proof of insurance, or last-minute pay stubs. Clear every item as fast as you can. Once the lender says 'clear to close,' your attorney can schedule the closing.

    You'll need

    • Homeowners insurance binder
    • Final asset and income documents

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

Lock down insurance, let your attorney finish the title work, and check every number before wiring money or walking through the home.

  1. Buy homeowners insurance

    You1-2 weeks before closing

    Lenders require homeowners insurance to be in place before closing. Shop with 3-4 companies and ask about discounts for bundling auto and home. Send the insurance binder to your lender at least a week before closing so it doesn't hold up the loan.

    You'll need

    • Homeowners insurance binder
    • Proof of first-year premium payment

    Cost: $800-2,500/year typical

  2. Attorney completes title search and orders title insurance

    Attorney1-2 weeks before closing

    Your Connecticut closing attorney will search the public records for liens, easements, or unpaid taxes that could affect your ownership. They will also order a title insurance policy to protect you and the lender if a problem shows up later. Title work is part of every Connecticut closing.

    You'll need

    • Title commitment

    Cost: $500-1,500 typical

  3. Review the Closing Disclosure

    LenderAt least 3 business days before closing

    At least 3 business days before closing, your lender must send you a Closing Disclosure listing every fee, tax, and prepaid cost. Compare it line by line against the Loan Estimate you got back at pre-approval. Question any number that looks wrong — small errors can add up to thousands.

    You'll need

    • Closing Disclosure
    • Original Loan Estimate

    Cost: $0

  4. Do the final walkthrough

    Your agentWithin 24 hours before closing

    Walk through the home one more time within 24 hours of closing. Check that agreed-upon repairs are done, every appliance still works, and nothing was damaged when the seller moved out. This is your last chance to flag a problem before you own the place.

    You'll need

    • Inspection repair list
    • Purchase agreement

    Cost: $0

  5. Wire your closing funds

    You24-48 hours before closing

    Wire your down payment and closing costs to your attorney's trust account at least 24 hours before closing. Always call your attorney's office using a phone number you've used before to confirm the wire instructions — wire fraud in real estate is everywhere. Never trust new wire details that show up by email.

    You'll need

    • Verified wire instructions from attorney

    Cost: $15-50 wire fee

Phase 7 of 7 · typically 1 day

Closing

Sign the documents, pay your share, get the deed recorded with the town clerk, and pick up the keys to your new home.

  1. Attend the closing with your attorney

    AttorneyOn the agreed closing date

    Connecticut closings are held in person and must be supervised by a licensed Connecticut attorney. Bring your photo ID, your final loan paperwork, and your wire confirmation or cashier's check. Plan for the closing to take 1-2 hours.

    You'll need

    • Photo ID
    • Wire confirmation or cashier's check
    • Closing Disclosure

    Cost: $0

  2. Sign the closing documents

    YouAt closing

    You'll sign the deed, the mortgage, the promissory note, and a stack of disclosures. Your attorney will explain each one — slow down and ask questions about anything you don't understand. Don't sign anything you can't explain back in your own words.

    You'll need

    • Deed
    • Mortgage
    • Promissory note
    • Affidavits and disclosures

    Cost: $0

  3. Pay your closing costs

    YouAt closing

    Closing costs for Connecticut buyers typically run 2-5% of the price, including attorney fees, title insurance, recording fees, and prepaid taxes and insurance. The Connecticut state and town real estate conveyance tax under C.G.S. §12-494 is paid by the seller, not by you. Your Closing Disclosure shows your exact total.

    You'll need

    • Closing Disclosure

    Cost: 2-5% of purchase price

  4. Record the deed and mortgage with the town clerk

    AttorneySame day or next business day after closing

    After signing, your attorney will record the deed and the mortgage at the town clerk's office in the town where the property is located. Once the documents are recorded, you are the legal owner. Keep a copy of the recorded deed in a safe place — you'll need it for refinances and future sales.

    You'll need

    • Signed deed
    • Signed mortgage

    Cost: $60-200 recording fees

  5. Get the keys and move in

    Your agentAt or right after closing

    Once the deed is recorded and the seller has the funds, your agent or attorney will hand over the keys. Change the locks the same day for safety. Set up utilities, forward your mail, and enjoy your new home.

    Cost: $150-300 lock change

Sources

  1. [1] SmartMLS Rules and Regulations
  2. [2] Connecticut General Statutes Chapter 828 – Common Interest Ownership Act
  3. [3] Connecticut General Statutes Chapter 828 – Common Interest Ownership Act
  4. [4] Connecticut General Statutes Chapter 228 – Real Estate Conveyance Tax
  5. [5] CT DRS Real Estate Conveyance Tax
  6. [6] Connecticut General Statutes Chapter 446k – C.G.S. §22a-449
  7. [7] CT DEEP Underground Storage Tanks Program
  8. [8] CT DCP Real Estate Commission
  9. [9] Connecticut General Statutes Chapter 392 – Real Estate Brokers and Salespersons
  10. [10] CT DCP Real Estate Commission Resources
  11. [11] Connecticut General Statutes Chapter 876 – Unauthorized Practice of Law
  12. [12] CT DCP Real Estate Commission
  13. [13] Connecticut General Statutes Chapter 392 – C.G.S. §20-324k
  14. [14] CT DCP Real Estate Commission
  15. [15] Connecticut General Statutes – C.G.S. §47a-7a
  16. [16] EPA Lead Disclosure – Real Estate Transactions
  17. [17] CT DPH Radon Program
  18. [18] EPA Radon Information
  19. [19] Connecticut General Statutes Chapter 392 – C.G.S. §20-327b
  20. [20] CT DCP Real Estate Commission Disclosure Forms
  21. [21] Connecticut General Statutes Chapter 392

Last updated May 15, 2026