New Hampshire process · buyer view

The New Hampshire Home-Buying Process: Your Step-by-Step Checklist

This checklist walks a first-time buyer through every step of purchasing a home in New Hampshire, from getting pre-approved to receiving keys at closing.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-8 weeks

Pre-Offer

This is the prep phase. You line up financing, sign your agent agreement, learn how your agent represents you, and tour homes to find the right fit.

  1. Sign a written buyer representation agreement

    Your agentBefore touring any home

    Before touring any home through a brokerage that participates in the MLS, you must sign a written agreement with your agent. Since the NAR settlement practice changes took effect on August 17, 2024, this is required. The agreement spells out what your agent does for you, how long it lasts, and how the agent gets paid.

    You'll need

    • Photo ID

    Cost: $0

  2. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Contact 2 or 3 lenders to compare rates, fees, and loan options. You'll need recent pay stubs, tax returns, and bank statements ready. 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)
    • Tax returns (last 2 years)
    • Photo ID

    Cost: $0

  3. Get the New Hampshire Brokerage Relationship Disclosure

    Your agentAt first substantive contact

    At your first real conversation about a property, price range, or your goals, your agent must give you the NH Brokerage Relationship Disclosure form. It explains whether the agent represents you alone, the seller alone, both sides as a disclosed dual agent, or works as a neutral facilitator. Read it carefully and ask questions before going further.

    Cost: $0

  4. Build your budget and plan for closing costs

    YouBefore making an offer

    New Hampshire charges a real estate transfer tax of $0.75 per $100 of the purchase price, split evenly between buyer and seller. Your share is $0.375 per $100 — that's about $1,500 on a $400,000 home. Plan for that on top of your down payment, lender fees, inspections, and homeowners insurance.

    Cost: varies

  5. Research neighborhoods, commute, and schools

    YouBefore making an offer

    Drive the area at different times of day. Check commute times to work, school ratings, property tax rates (which vary widely by NH town), and what stores and services are nearby. Picking the right town matters as much as picking the right house.

    Cost: $0

  6. Tour homes with your agent

    Your agentBefore making an offer

    Walk through homes that fit your needs and budget. Take notes and photos so you can compare later — they all blur together after the third showing. Your agent will pull active listings from the MLS and schedule the showings around your availability.

    Cost: $0

Phase 2 of 7 · typically 1-7 days

Offer

You've found the home. You and your agent write the offer, attach earnest money, decide how your agent will be paid, and review the seller's disclosures.

  1. Review the New Hampshire purchase and sale agreement

    Your agentBefore submitting your offer

    Most NH agents use the standard NH Association of REALTORS purchase and sale agreement. A NH licensee can complete the blank fields on these standard forms but cannot give you legal advice on contract terms. If anything is unclear or unusual, ask a NH-licensed attorney to review it before you sign.

    Cost: $0-500 (optional attorney review)

  2. Submit your offer with earnest money

    Your agentWhen you find the right home

    Your offer includes the price, the earnest money amount, the closing date, and which contingencies you want (inspection, financing, appraisal). Earnest money is usually 1% to 3% of the purchase price and shows the seller you're serious.

    You'll need

    • Pre-approval letter
    • Earnest money check or wire confirmation

    Cost: varies (1-3% of price)

  3. Decide how your agent gets paid

    Your agentBefore submitting your offer

    After the NAR settlement on August 17, 2024, MLS listings can no longer advertise offers of buyer-agent compensation. You can ask the seller to pay your agent through a seller concession written into the purchase and sale agreement, or you may need to pay your agent directly under your buyer representation agreement. Talk through both options with your agent before submitting the offer.

    Cost: varies

  4. Review the seller's Property Condition Disclosure

    Seller's sideBefore signing the purchase agreement

    New Hampshire law (RSA 477:4-d) requires sellers of residential property to deliver a completed Property Condition Disclosure form to you before or at the time the purchase and sale agreement is signed. It covers the roof, foundation, plumbing, electrical, heating, water source (well or municipal), septic, known hazardous materials, and known environmental concerns. Read it carefully before committing — the disclosure is not a warranty and does not replace your own inspection.

    You'll need

    • Property Condition Disclosure form

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract

Your offer is accepted. Earnest money goes into escrow, the title company starts work, and you confirm condo and flood details if they apply.

  1. Confirm your earnest money is deposited

    Your agentWithin 3 banking days of acceptance

    Once the seller accepts your offer, NH rules require the responsible broker to deposit earnest money into a real estate trust account within three banking days of acceptance, unless both parties agree in writing to a different arrangement (such as holding the check uncashed). Ask your agent for a deposit receipt for your records.

    You'll need

    • Signed purchase and sale agreement

    Cost: $0

  2. Choose your closing attorney or title company

    Escrow / titleWithin first 1-2 weeks of contract

    New Hampshire closings are run by a title company with a NH-licensed attorney overseeing the legal work — title examination, deed preparation, and explaining the documents. Pick a closing company early so they can order the title search, check for liens, and prepare the deed. Your lender may suggest one, but you can shop around.

    You'll need

    • Purchase and sale agreement

    Cost: $700-1,500 typical

  3. If buying a condo, request the resale certificate

    Seller's sideEarly in the contract period

    Under the NH Condominium Act (RSA 356-B:58), the seller of a condominium unit must give you a resale certificate. It includes the current declaration and bylaws, rules and regulations, the most recent annual financial statement, the current budget, any pending special assessments, and known material defects in common areas. Review it before your inspection contingency ends — special assessments and reserve problems can be deal-breakers.

    You'll need

    • Resale certificate
    • Declaration and bylaws
    • HOA financials

    Cost: $100-300 (seller often pays)

  4. Check whether the home is in a FEMA flood zone

    YouWithin the inspection period

    Look up the property on the FEMA Flood Map Service Center. If it sits in a Special Flood Hazard Area (Zone A or V) and you're getting a federally backed mortgage, your lender will require flood insurance. NH sellers must also disclose known flood history under RSA 477:4-d on the Property Condition Disclosure.

    Cost: $0

Phase 4 of 7 · typically 10-17 days

Inspection

You hire inspectors to check the physical condition of the home. NH-specific tests for radon, arsenic, lead paint, and septic happen during this window.

  1. Hire a licensed home inspector

    InspectorWithin the inspection contingency window

    A professional inspection covers the roof, foundation, structure, electrical, plumbing, heating and cooling, and major appliances. You'll get a written report with photos. Plan to attend in person so you can ask questions and see issues firsthand.

    Cost: $400-700 typical

  2. Test the home for radon gas

    InspectorWithin the inspection contingency window

    New Hampshire has some of the highest residential radon levels in the country because of its granite bedrock — Hillsborough, Merrimack, and Rockingham counties are especially affected. The EPA action level is 4 picocuries per liter (pCi/L). Prior radon test results at or above that level are a material fact under RSA 477:4-d, so ask whether the home has been tested and order a fresh test if not.

    Cost: $100-200 typical

  3. If the home uses a private well, test the water

    InspectorWithin the inspection contingency window

    Arsenic from NH bedrock turns up in a meaningful share of private wells, especially in Rockingham, Strafford, Hillsborough, and Carroll counties. The EPA maximum contaminant level for arsenic is 10 parts per billion. Prior test results at or above that level are a material fact under RSA 477:4-d, so order a current test (arsenic, bacteria, lead, uranium, radon-in-water) whenever the home runs on well water.

    Cost: $150-300 typical

  4. If the home was built before 1978, address lead-based paint

    InspectorWithin 10 days of acceptance

    Federal law gives you a 10-day inspection window for lead-based paint, and the seller must provide the EPA pamphlet "Protect Your Family From Lead in Your Home" along with a disclosure of any known lead hazards. New Hampshire layers on additional obligations through the NH Lead Poisoning Prevention and Control Act (RSA 130-A). Strongly consider a paid lead inspection if you have young children or plan to renovate.

    You'll need

    • EPA lead pamphlet
    • Lead disclosure form

    Cost: $300-600 typical

  5. If the home has a septic system or sits near water, check compliance

    InspectorWithin the inspection contingency window

    Septic systems serving NH shoreland properties must comply with NH Department of Environmental Services rules. The NH Shoreland Water Quality Protection Act (RSA 483-B) also restricts impervious surfaces, vegetation removal, and structures within 250 feet of the reference line of public waters. Hire a septic inspector and ask whether any part of the property is in a protected shoreland area.

    You'll need

    • Septic system records and pump-out history

    Cost: $300-600 typical

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The lender finalizes your mortgage. The appraiser confirms the home's value, you lock your interest rate, and underwriting clears any final conditions.

  1. Submit your full loan application

    LenderWithin first week of contract

    After your offer is accepted, your lender will collect updated pay stubs, bank statements, tax returns, and identification. Respond fast to every document request — delays here are the most common reason closings get pushed back.

    You'll need

    • Updated pay stubs
    • Bank statements
    • Tax returns
    • Photo ID

    Cost: $0-500 (application fee)

  2. Let your lender order the appraisal

    LenderAfter loan application is submitted

    Your lender hires a licensed appraiser to confirm the home is worth what you agreed to pay. If the appraisal comes in below the offer, you can renegotiate, bring extra cash to closing, or back out if your contract has an appraisal contingency.

    Cost: $500-800 typical

  3. Lock in your interest rate

    LenderWhen closing date is set

    Once your closing date is set, ask your lender to lock your interest rate. A lock holds the rate for a fixed period (often 30 to 60 days) so a market jump doesn't change your monthly payment before closing. Ask about the cost of an extension if your closing date slips.

    Cost: $0

  4. Respond quickly to underwriting requests

    Lender2-4 weeks before closing

    Underwriting is the lender's final review. They may ask for letters explaining large deposits, updated pay stubs, or proof of homeowners insurance. Send everything fast, and don't open new credit cards, finance a car, or make large purchases until after closing — any of those can tank your loan approval.

    You'll need

    • Any items requested by the underwriter

    Cost: $0

Phase 6 of 7 · typically 3-7 days

Pre-Closing

Final loose ends. Insurance is bound, the Closing Disclosure arrives, you walk the home one last time, and you wire your closing funds.

  1. Buy homeowners insurance (and flood insurance if required)

    You2-3 weeks before closing

    Your lender requires a homeowners policy in place at closing. Shop at least two carriers and ask about discounts for bundling auto. If the home is in a FEMA Special Flood Hazard Area, your lender will also require a separate flood insurance policy through the National Flood Insurance Program or a private flood insurer.

    You'll need

    • Insurance quote / declaration page

    Cost: $800-2,000/year typical

  2. Review your Closing Disclosure 3 days before closing

    LenderAt least 3 business days before closing

    Federal law requires your lender to send the Closing Disclosure at least 3 business days before closing. It lists your final loan terms, monthly payment, all closing costs, and the exact amount of cash you need to bring. Compare it line-by-line to your original Loan Estimate and flag any surprises with your lender right away.

    You'll need

    • Closing Disclosure
    • Original Loan Estimate

    Cost: $0

  3. Do the final walkthrough

    Your agent24-48 hours before closing

    Within 24 to 48 hours of closing, walk the home one last time with your agent. Confirm that agreed-upon repairs are done, that appliances work, and that the seller's belongings are out. Bring your contract so you can verify exactly what was supposed to stay (appliances, light fixtures, window treatments).

    You'll need

    • Purchase agreement
    • Inspection report

    Cost: $0

  4. Wire your closing funds safely

    Escrow / title1-2 days before closing

    Call your title company directly using a phone number you already know — never one from an email — to confirm wire instructions out loud. Wire fraud is one of the most common scams in real estate, and once the money leaves your account it's nearly impossible to recover. Send the funds at least one business day before closing so they clear in time.

    You'll need

    • Wire instructions confirmed by phone

    Cost: $15-50 wire fee typical

Phase 7 of 7 · typically 1 day

Closing

You sign the paperwork, pay your share of the NH transfer tax, the deed is recorded at the county registry, and the home is yours.

  1. Sign your closing documents at the title company

    Escrow / titleOn closing day

    NH closings are typically held at the title company with a NH-licensed attorney overseeing the legal documents. You'll sign your mortgage note, the deed and other recordable documents, federal loan disclosures, and the title company's affidavits. Bring a government-issued photo ID and the cashier's check or wire confirmation for your closing funds.

    You'll need

    • Photo ID
    • Cashier's check or wire confirmation

    Cost: $0

  2. Pay your share of the New Hampshire transfer tax

    Escrow / titleAt closing

    New Hampshire's real estate transfer tax under RSA 78-B is $0.75 per $100 of the purchase price, split evenly between buyer and seller. Your share is $0.375 per $100 — about $1,500 on a $400,000 home or $1,875 on a $500,000 home. The closing agent collects it at signing and remits it to the state.

    Cost: varies (0.375% of price)

  3. Get the recorded deed and the keys

    Escrow / titleSame day or shortly after closing

    After signing, the title company records the deed at the county registry of deeds, which makes you the official owner of record. You'll get the keys, garage door openers, and any alarm codes once recording is confirmed — sometimes the same day, sometimes the next business day depending on the registry.

    Cost: $50-200 recording fee typical

  4. Save your closing documents for taxes and future use

    YouAfter closing

    Keep the Closing Disclosure, the recorded deed, your mortgage documents, and the title insurance policy in a safe place — both paper copies and digital scans. You'll need them for your tax return (mortgage interest, property tax, points), and again whenever you refinance or sell the home.

    You'll need

    • Closing Disclosure
    • Recorded deed
    • Title insurance policy
    • Mortgage documents

    Cost: $0

Sources

  1. [1] RSA 331-A — Real Estate Practice Act
  2. [2] NAR Settlement FAQs — Written Buyer Agreements
  3. [3] NAR Settlement FAQs — MLS Policy Changes
  4. [4] RSA 78-B — Transfer Tax on Real Property
  5. [5] NAR Settlement FAQs — Buyer Representation and Compensation
  6. [6] FEMA Flood Map Service Center
  7. [7] RSA 477 — Conveyances of Realty
  8. [8] RSA 356-B — Condominium Act
  9. [9] RSA 477 — Conveyances of Realty
  10. [10] RSA 477 — Conveyances of Realty
  11. [11] RSA 483-B — Shoreland Water Quality Protection Act
  12. [12] RSA 477 — Conveyances of Realty
  13. [13] EPA Lead — Real Estate Disclosure Requirements
  14. [14] RSA 130-A — Lead Poisoning Prevention and Control
  15. [15] RSA 477 — Conveyances of Realty
  16. [16] NH OPLC Real Estate — Property Condition Disclosure Form
  17. [17] NH OPLC Real Estate — Agency Disclosure Forms
  18. [18] NH OPLC Real Estate — Contract Practices and Agent Authority
  19. [19] RSA 331-A — Real Estate Practice Act
  20. [20] NH OPLC Real Estate — Closing Procedures
  21. [21] RSA 331-A — Real Estate Practice Act
  22. [22] NH OPLC Real Estate Commission — Trust Account Rules

Last updated May 15, 2026