Maine process · buyer view

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

Buying a home in Maine has its own quirks: written buyer agency agreements are required up front, an attorney must prepare the deed at closing, and the state charges a transfer tax that is split between buyer and seller.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You get your money, your agent, and your search in order so you can move fast when the right home shows up.

  1. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Talk to 2 or 3 lenders to compare rates, fees, and loan programs. You'll need recent pay stubs, two years of tax returns, and bank statements. A pre-approval letter shows sellers you can actually afford the home.

    You'll need

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

    Cost: $0

  2. Sign a written buyer agency agreement

    Your agentBefore touring your first home

    Maine law requires a written agreement with your agent before they provide brokerage services. The agreement must spell out who the parties are, how long it lasts, the area you're searching, and the exact compensation amount (it cannot say 'to be determined'). The NAR settlement effective August 17, 2024 also requires this before an agent shows you any MLS-listed home.

    You'll need

    • Buyer agency agreement

    Cost: $0

  3. Read the Maine agency disclosure

    Your agentAt your first substantive meeting with an agent

    Maine recognizes single agency, disclosed dual agency, and appointed (designated) agency. Your agent will walk you through the RECAD disclosure and explain which relationship applies, what duties they owe you, and whether their brokerage may also represent the seller.

    You'll need

    • Maine agency disclosure form

    Cost: $0

  4. Tour homes and shortlist your favorites

    YouAfter pre-approval, over a few weeks

    Visit homes in person or virtually. Bring a notebook or use your agent's app to track must-haves, dealbreakers, and questions. Most first-time buyers see 8 to 15 homes before making an offer, so pace yourself.

    Cost: $0

  5. Budget for Maine closing costs

    YouBefore making an offer

    Maine charges a real estate transfer tax of $2.20 per $500 of the sale price, split equally between buyer and seller. On a $400,000 home, the buyer's half is $880. You'll also pay for the title search, title insurance, attorney fees, recording fees, and lender fees on top of your down payment.

    Cost: varies

Phase 2 of 7 · typically 1-7 days

Offer

You and your agent write, submit, and negotiate the offer until both sides sign.

  1. Write your offer using the standard Maine form

    Your agentWhen you find the right home

    Most Maine agents use the Maine Association of Realtors Purchase and Sale Agreement. It covers price, earnest money, financing terms, inspection period, and closing date. Your agent fills it out, you review every line, and you sign before it goes to the seller.

    You'll need

    • Purchase and Sale Agreement
    • Pre-approval letter

    Cost: $0

  2. Submit earnest money

    YouWithin a few days of offer acceptance

    Earnest money is a good-faith deposit, usually 1% to 3% of the purchase price. In Maine it must be held in the brokerage's trust account maintained by the designated broker, never by an individual agent personally. If your contingencies fail in time, you get it back.

    You'll need

    • Personal check or wire confirmation

    Cost: $1,000-10,000 typical

  3. Include inspection and financing contingencies

    Your agentBuilt into the offer

    Contingencies are escape hatches that let you back out and keep your earnest money if something goes wrong. The standard Maine form includes a financing contingency (your loan must come through by a deadline) and an inspection contingency (you can walk if problems turn up). The default inspection window is typically about 10 days, but it is negotiable.

    Cost: $0

  4. Negotiate price, repairs, and closing date

    Your agentDays after submitting your offer

    The seller may counter your offer. Decide ahead of time your maximum price and which terms matter most — like closing date, included appliances, or seller-paid concessions. Your agent moves offers and counters until both sides agree and sign.

    You'll need

    • Counter-offers
    • Addenda

    Cost: $0

Phase 3 of 7 · typically 5-10 days

Under Contract

The contract is signed. Now disclosures get delivered, escrow opens, and your inspection clock starts.

  1. Review the Maine Property Disclosure Statement

    Seller's sideBefore you sign the purchase and sale agreement

    Under Maine law, the seller of a 1-to-4-unit residential property must give you a signed disclosure covering known issues with the roof, foundation, heating, plumbing, electrical, well, septic, shoreland zoning status, oil tanks, and any known hazardous substances. Read every line and ask follow-up questions about anything marked 'unknown' or left blank.

    You'll need

    • Maine Property Disclosure Statement

    Cost: $0

  2. Get the lead-based paint disclosure for older homes

    Seller's sideBefore signing the contract on a pre-1978 home

    Federal law requires sellers of homes built before 1978 to give you a lead-based paint disclosure, any known reports, and the EPA pamphlet 'Protect Your Family From Lead in Your Home.' Maine has a lot of pre-1978 housing in cities like Portland, Lewiston, and Bangor, so this disclosure comes up often.

    You'll need

    • Lead-based paint disclosure
    • EPA lead pamphlet

    Cost: $0

  3. Read condo or HOA documents if buying a condo

    Seller's sideWithin days of signing the contract

    For a Maine condo, the seller must provide the declaration, bylaws, rules, recent financials, current operating budget, any pending association litigation, current dues, and any special assessments. Your monthly costs and the rules of ownership are buried in these pages — read them carefully.

    You'll need

    • Condo declaration
    • Bylaws
    • Recent financials
    • Current budget
    • Assessment statement

    Cost: $0

  4. Hire a Maine closing attorney

    AttorneyRight after contract acceptance

    In Maine, preparing the deed and mortgage is the practice of law, so a licensed Maine attorney must prepare or supervise these documents at closing. Most closings are coordinated by a title company that works with your attorney. Pick someone with Maine experience early so they have time to clear title.

    You'll need

    • Signed purchase and sale agreement

    Cost: $500-1,500 typical

  5. Schedule your home inspection

    YouWithin days of contract acceptance

    The standard Maine purchase and sale agreement gives you a limited inspection window (often around 10 days) written into your contract. Book the inspection right away so you don't run out of time, and plan to attend so you can ask questions in person.

    Cost: $0

Phase 4 of 7 · typically 7-14 days

Inspection

You hire inspectors, dig into Maine-specific risks like septic and oil tanks, then decide on repairs.

  1. Hire a general home inspector

    InspectorWithin the inspection window in your contract

    A general home inspector checks the structure, roof, electrical, plumbing, heating, and major appliances. Walk the home with them, take notes, and review the written report when it comes back. The report becomes the basis for any repair requests.

    You'll need

    • Inspection report

    Cost: $400-700 typical

  2. Inspect the septic system

    InspectorDuring the inspection window

    About 45% of Maine homes use private septic instead of municipal sewer. The seller must disclose if the system has failed an inspection, been pumped more often than normal, shown surfacing effluent, or been told it needs replacement. Hire a septic specialist to confirm — a failing system can cost $15,000 or more to replace.

    You'll need

    • Septic inspection report
    • Pumping records

    Cost: $300-600 typical

  3. Check for heating oil tanks

    InspectorDuring the inspection window

    Oil heat is common in Maine. Sellers must disclose any known above-ground or underground oil tanks and any known contamination. A leaking underground tank can cost $15,000 to over $100,000 to clean up, so ask about tank age, location, and history, and consider a tank scan if records are missing.

    You'll need

    • Tank disclosure
    • Tank scan report (if ordered)

    Cost: $200-500 typical

  4. Verify FEMA flood zone status

    YouDuring the inspection window

    Look up the property on the FEMA Flood Map Service Center. Homes in Special Flood Hazard Areas (zones starting with A or V) require flood insurance if you have a federally backed loan. Coastal and waterfront Maine homes are often in these zones, and premiums can be significant.

    You'll need

    • FEMA flood map printout

    Cost: $0

  5. Check shoreland zoning if near water

    YouDuring the inspection window

    Maine's Mandatory Shoreland Zoning Act regulates land within 250 feet of great ponds, rivers, or saltwater, and within 75 feet of streams and freshwater wetlands of 10 or more acres. These rules limit what you can build, expand, or clear. The seller must disclose shoreland status on the property disclosure.

    You'll need

    • Town zoning map
    • Property disclosure statement

    Cost: $0

  6. Negotiate repairs or credits

    Your agentBefore the inspection window ends

    After the inspections, you can ask the seller to fix specific items, give a credit at closing, lower the price, or walk away under your contingency. Focus on safety and big-ticket items like roof, structural, heating, septic, and water — minor cosmetic issues rarely move sellers.

    You'll need

    • Inspection report
    • Repair amendment

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The lender finalizes your loan, the appraiser confirms the home's value, and you line up insurance.

  1. Submit your full loan application

    LenderWithin days of contract acceptance

    After your offer is accepted, the lender needs a complete file: updated pay stubs, bank statements, the signed purchase contract, and explanations of any unusual deposits or credit items. Respond fast — slow paperwork is the most common cause of closing delays.

    You'll need

    • Updated pay stubs
    • Bank statements
    • Signed purchase contract
    • Photo ID

    Cost: $0

  2. Lender orders the appraisal

    Lender1-2 weeks after contract acceptance

    Your lender hires a licensed appraiser to confirm the home is worth at least the price you're paying. If the appraisal comes in low, you may need to renegotiate, pay the gap in cash, or walk away under your financing contingency.

    You'll need

    • Appraisal report

    Cost: $500-700 typical

  3. Lock your interest rate

    LenderOnce you have a firm closing date in sight

    A rate lock freezes your interest rate for a set window (often 30 to 60 days) so a market spike doesn't change your monthly payment. Ask your lender when to lock — too early can expire before closing, too late risks a higher rate.

    You'll need

    • Rate lock confirmation

    Cost: $0

  4. Buy homeowners insurance (and flood insurance if needed)

    You2-3 weeks before closing

    Your lender requires proof of homeowners insurance before closing. If your home is in a FEMA Special Flood Hazard Area, you'll also need a separate flood policy — homeowners coverage won't include flood. Get quotes from 2 or 3 carriers; premiums vary widely along the Maine coast.

    You'll need

    • Insurance binder
    • Flood insurance policy (if applicable)

    Cost: $800-2,000/year typical

  5. Get your 'clear to close' from the lender

    LenderAbout a week before closing

    After underwriting reviews your full file, the appraisal, and the title work, the lender issues a 'clear to close.' This means everything checks out and they're ready to fund the loan. Once you have it, the closing attorney can finalize the Closing Disclosure and set the signing.

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

Title clears, you review the final numbers, walk the home, and wire your funds.

  1. Order the title search and title insurance

    Escrow / title2-3 weeks before closing

    The title company or your attorney pulls public records to confirm the seller actually owns the home free and clear. Title insurance protects you from claims like undisclosed heirs or unpaid liens that surface after closing. Your lender requires a lender's policy; an owner's policy is optional but smart.

    You'll need

    • Title commitment
    • Title insurance policy

    Cost: $700-1,500 typical

  2. Review your Closing Disclosure

    LenderAt least 3 business days before closing

    Federal law requires lenders to give you the Closing Disclosure at least 3 business days before closing. It lists every dollar — loan terms, monthly payment, cash needed at closing, and all fees. Compare it line-by-line to your original Loan Estimate and ask about anything that changed.

    You'll need

    • Closing Disclosure
    • Original Loan Estimate

    Cost: $0

  3. Do a final walkthrough

    You24-48 hours before closing

    Within 24 to 48 hours of closing, walk the home one more time. Confirm that agreed-on repairs were completed, the seller's belongings are moved out, major systems still work, and nothing got damaged during move-out. Flag any problems to your agent right away so they can be resolved before signing.

    You'll need

    • Inspection report
    • Repair amendment

    Cost: $0

  4. Wire your closing funds

    You1-2 days before closing

    Most Maine closings require a wire transfer (not a personal check) for your down payment and closing costs. Call the closing office directly using a phone number you already have on file to confirm wiring instructions — wire fraud is common, and email-only instructions can be fake.

    You'll need

    • Wire confirmation

    Cost: $20-50 wire fee

  5. Confirm your attorney has the closing package

    Attorney2-3 days before closing

    Because a Maine attorney must prepare the deed and mortgage, give your attorney time to assemble everything: title commitment, lender package, payoff statements, and your ID. Check in 2 to 3 days before closing so any missing item gets fixed before you sit at the table.

    You'll need

    • Deed (draft)
    • Mortgage (draft)
    • Title commitment
    • Photo ID

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing

You sign, pay your share of taxes and fees, the deed records, and you get the keys.

  1. Sign all closing documents

    AttorneyOn the closing date

    At closing you'll sign a stack of documents: the mortgage, the promissory note, the deed acceptance, affidavits, and federal and state disclosures. Bring a government-issued photo ID. Read each document or ask the attorney to explain anything you don't understand before signing.

    You'll need

    • Photo ID
    • Closing Disclosure

    Cost: $0

  2. Pay your half of the Maine transfer tax

    Escrow / titleAt closing

    Maine's real estate transfer tax is $2.20 per $500 of consideration, split equally between buyer and seller. On a $400,000 home you owe $880; on a $650,000 home you owe $1,430. The closing agent collects the tax and files the Real Estate Transfer Tax Declaration with the state.

    You'll need

    • Real Estate Transfer Tax Declaration

    Cost: varies

  3. Record the deed at the county registry

    AttorneySame day as closing (or next business day)

    After signing, the closing attorney records your deed at the county Registry of Deeds. Recording makes your ownership official and public. You'll get the recorded copy back by mail or email within a few weeks — keep it with your important papers.

    You'll need

    • Recorded deed

    Cost: $25-50 recording fee

  4. Get the keys and move in

    Escrow / titleDay of closing

    Once the deed records and funds disburse, the closing agent hands over the keys, garage remotes, and any access codes. Switch utilities into your name, set up trash pickup, and update your address with the post office, your bank, the DMV, and your employer.

    You'll need

    • Keys
    • Garage remotes
    • Utility account info

    Cost: $0

Sources

  1. [1] 32 MRSA §13271 — Agency Disclosure and Written Agreement
  2. [2] NAR Settlement FAQs — Written Buyer Agreement Requirement
  3. [3] 36 MRSA §4641 et seq. — Real Estate Transfer Tax
  4. [4] Maine Revenue Services — Real Estate Transfer Tax
  5. [5] FEMA Flood Map Service Center
  6. [6] 33 MRSA §171 — Property Disclosure Statement
  7. [7] 38 MRSA §561 et seq. — Petroleum Storage Tanks
  8. [8] 38 MRSA §435 et seq. — Mandatory Shoreland Zoning Act
  9. [9] 33 MRSA §171 — Property Disclosure Statement
  10. [10] Maine Real Estate Commission — Agency Disclosure Requirements
  11. [11] 33 MRSA §1601 et seq. — Maine Condominium Act
  12. [12] EPA Lead Real Estate Disclosure Requirements
  13. [13] 32 MRSA §13271 et seq. — Agency Relationships
  14. [14] Maine Association of Realtors — Standard Forms
  15. [15] Maine DPFR Administrative Rules Chapter 410 — Escrow/Trust Account Rules
  16. [16] Maine DPFR Administrative Rules Chapter 410 — Trust Account Rules

Last updated May 15, 2026