Ohio process · buyer view

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

This checklist walks you through buying a home in Ohio from the day you start shopping until the day you get the keys.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your money lined up, pick an agent, and start touring homes. In Ohio you must sign a written buyer agency agreement before your agent shows you a property.

  1. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Talk to 2-3 lenders and compare loan offers. A pre-approval letter shows sellers you can actually afford the home and tells you the price range you should shop in. Have your tax returns, recent pay stubs, and bank statements ready.

    You'll need

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

    Cost: $0

  2. Read the Consumer Guide to Agency Relationships

    Your agentAt first substantive contact with an agent

    Ohio agents must hand you the Consumer Guide to Agency Relationships at your first real conversation about a specific property, your finances, or your motivation. The guide explains how the agent can represent you, the seller, or both. Read it before sharing anything confidential.

    You'll need

    • Consumer Guide to Agency Relationships

    Cost: $0

  3. Sign a written buyer agency agreement

    Your agentBefore touring any MLS-listed property

    Ohio requires a written agency agreement to create a client relationship, and the NAR settlement that took effect August 17, 2024 requires you to sign a buyer representation agreement before your agent shows you any MLS-listed home. The agreement spells out what the agent will do, how long the relationship lasts, and how the agent gets paid. Everything in it is negotiable.

    You'll need

    • Buyer representation agreement

    Cost: $0

  4. Set a realistic monthly housing budget

    YouBefore making your first offer

    Add up the mortgage payment your lender quoted plus property taxes, homeowners insurance, any HOA dues, and a buffer for utilities and repairs. Pick a price ceiling you are comfortable with even if rates rise a little before closing.

    Cost: $0

  5. Tour homes within your price range

    Your agentAfter signing the buyer agency agreement

    Visit homes in person with your agent, take photos and notes, and compare them against your must-have list. Drive the neighborhood at different times of day so you understand traffic, noise, and the commute.

    Cost: $0

Phase 2 of 7 · typically 1-7 days

Making an Offer

Decide on a price, write up the offer on the standard Ohio contract, and put down earnest money. This is where you also lock in how the buyer's agent gets paid.

  1. Decide on your offer price and terms

    Your agentWhen you find a home you want to buy

    Look at recent sale prices for similar homes nearby (your agent can pull comparables) and decide what you will offer. Also decide on your closing date, what personal property you want included (appliances, fixtures), and how much earnest money you will put down.

    You'll need

    • Comparable sales report

    Cost: $0

  2. Review the Ohio REALTORS purchase contract

    Your agentBefore signing the offer

    Most Ohio offers are written on the Ohio REALTORS Standard Real Estate Purchase Contract (your local board may use a slightly different version). Read every section — price, financing terms, inspection rights, disclosures, and closing date — before you sign. Ask your agent to explain anything that is unclear.

    You'll need

    • OAR Standard Purchase Contract
    • Any local addenda

    Cost: $0

  3. Add a financing contingency

    Your agentWhen drafting the offer

    A financing contingency lets you back out and get your earnest money back if your mortgage falls through. State the loan type, the loan amount or maximum interest rate you will accept, and the number of days you have to secure approval. Talk to your lender so your timeline is realistic.

    You'll need

    • Pre-approval letter

    Cost: $0

  4. Negotiate how your agent gets paid

    Your agentWhen drafting the offer

    Since the NAR settlement, Ohio MLS listings can no longer advertise the commission offered to a buyer's agent. Your buyer agency agreement sets what your agent earns; in the offer you can ask the seller to cover all, part, or none of that amount as seller concessions. Decide with your agent what to ask for before submitting.

    You'll need

    • Buyer representation agreement

    Cost: varies

  5. Deliver your earnest money

    Escrow / titleWithin the timeframe stated in the contract (usually 1-3 business days after acceptance)

    Earnest money is a good-faith deposit (often 1-3% of the offer price) that shows the seller you are serious. In Ohio it must be held in a broker's trust or special account or with the title company until closing, and it can only be released under written instructions, a court order, or at closing. Get a receipt.

    You'll need

    • Earnest money check or wire confirmation

    Cost: 1-3% of purchase price

Phase 3 of 7 · typically 1-2 weeks

Under Contract

Once the seller accepts, the clock starts on disclosures, inspections, and financing. This phase is mostly about reading paperwork carefully and hitting deadlines.

  1. Open escrow with a title company

    Escrow / titleWithin a few days of contract acceptance

    Ohio uses licensed title companies (not attorneys) to handle most residential closings. The title company holds your earnest money, runs the title search, prepares closing documents, and disburses the funds at closing. Confirm which title company you and the seller agreed to use.

    You'll need

    • Signed purchase contract

    Cost: $0

  2. Review the Residential Property Disclosure Form

    Seller's sideSoon after acceptance — review before your inspection period ends

    Under Ohio law, the seller (not the agent) must complete the state's Residential Property Disclosure Form covering known defects in the roof, foundation, water, sewer, hazardous substances like radon and lead paint, and underground storage tanks. Read every section. If something is checked 'yes' or marked unknown, ask follow-up questions before your inspection deadline.

    You'll need

    • Residential Property Disclosure Form

    Cost: $0

  3. Review HOA or condo documents (if any)

    Seller's sideWithin the contract's disclosure delivery window

    If you are buying a condo or a home in a planned community, Ohio law entitles you to a resale disclosure packet before signing. For condos this includes monthly assessments, any special assessments, the declaration and bylaws, the most recent audited financials, the current budget, and any pending litigation. Read it carefully — assessments and rules can affect your monthly cost and how you can use the property.

    You'll need

    • Resale disclosure certificate
    • Declaration and bylaws
    • Most recent financials and budget

    Cost: $0

  4. Lock your mortgage interest rate

    LenderOnce you have a firm contract and closing date

    A rate lock holds your interest rate steady for a set window (often 30-60 days). If rates rise before closing you are protected; if rates fall you may be stuck unless your lender offers a float-down option. Ask your lender about the lock fee and length.

    You'll need

    • Signed purchase contract

    Cost: $0-1000 typical

  5. Schedule the home inspection

    YouWithin 1-3 days of contract acceptance

    Book a licensed home inspector right after the contract is accepted so you can finish inspections within your contract's inspection period (commonly 10-15 days). Plan to attend in person if you can — you'll learn a lot watching the inspector work.

    Cost: $0

Phase 4 of 7 · typically 10-15 days

Inspections

Get the home professionally inspected and decide whether to ask for repairs, a price reduction, or to walk away. Add Ohio-specific tests for radon and, on older homes, lead paint.

  1. Hire a general home inspector

    InspectorWithin your contract's inspection period

    A general inspector spends 2-4 hours walking the home and checks the roof, structure, electrical, plumbing, HVAC, and appliances, then gives you a written report with photos. Pick someone with good reviews and ask for a sample report before booking.

    Cost: $350-600 typical

  2. Get a radon test

    InspectorDuring the inspection period

    Most of Ohio sits in EPA Radon Zone 1 — the highest-risk category, with predicted indoor levels above 4 pCi/L. Sellers must disclose what they know about radon on the Ohio property disclosure form, but they are not required to test. A separate radon test gives you a current reading; if it comes back high, you can negotiate for a mitigation system.

    Cost: $125-200 typical

  3. Decide on lead-based paint testing for pre-1978 homes

    InspectorWithin the 10-day federal lead-paint testing window for pre-1978 homes

    Federal law requires sellers of homes built before 1978 to give you the EPA pamphlet 'Protect Your Family From Lead in Your Home' and a 10-day window to test for lead-based paint. Ohio follows this federal rule and adds nothing on top. If you are buying an older home with kids in the picture, use that 10-day window.

    You'll need

    • EPA lead pamphlet
    • Federal lead-based paint disclosure

    Cost: $300-500 typical

  4. Ask about underground storage tanks

    YouDuring the inspection period

    The Ohio property disclosure form includes a question about underground storage tanks — active, inactive, or removed. Old heating-oil tanks are common in older Ohio homes and can leak. If the form notes a tank or you see a vent pipe in the yard, ask for documentation of any removal, soil testing, or remediation.

    You'll need

    • Residential Property Disclosure Form
    • Any tank removal or remediation records

    Cost: $0

  5. Submit a response to the inspection

    Your agentBefore the inspection period ends

    After the inspection report comes in, decide what you want: specific repairs, a credit at closing, a price reduction, or to walk away. Your agent will write up a response and send it to the seller. Focus on safety items (electrical, structural, gas, water) rather than every small cosmetic issue.

    You'll need

    • Inspection report
    • Any specialty reports (radon, lead, septic)

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

Send the lender everything they need, get the home appraised, and clear the remaining loan conditions so you can get to 'clear to close.'

  1. Submit final mortgage paperwork

    YouWithin a few days of contract acceptance and as the lender requests

    Your lender will ask for updated pay stubs, bank statements, an explanation of any large deposits, and the signed purchase contract. Respond quickly — every day you delay can push your closing date back. Avoid opening new credit cards or financing a car until after closing.

    You'll need

    • Updated pay stubs
    • Updated bank statements
    • Signed purchase contract
    • Letters explaining any large deposits

    Cost: $0

  2. Let the lender order the appraisal

    LenderWithin the first 1-2 weeks under contract

    Your lender will order a licensed appraiser to confirm the home is worth what you agreed to pay. You usually pay the appraisal fee up front. The appraiser visits the home, then writes a report comparing it to recent sales nearby.

    Cost: $400-700 typical

  3. Review the appraisal result

    Your agentAfter the appraisal report is delivered

    If the appraisal matches or exceeds the purchase price, your loan moves forward. If it comes in low, you have options: renegotiate the price with the seller, bring extra cash to closing, contest the appraisal, or walk away if your contract has an appraisal contingency.

    You'll need

    • Appraisal report

    Cost: $0

  4. Shop for homeowners insurance

    You2-3 weeks before closing

    Get quotes from at least three insurers — your lender requires a policy in place before closing. Ask about coverage limits, deductibles, and discounts for bundling with auto. Send the binder and proof of payment to your lender once you choose.

    You'll need

    • Insurance binder
    • Proof of first-year premium paid

    Cost: $800-2000/year typical

  5. Clear remaining loan conditions

    LenderFinal 1-2 weeks before closing

    Underwriting almost always asks for a few extra documents — an updated bank statement, a written explanation, or proof a debt is paid off. Knock them out quickly. When the lender issues a 'clear to close,' your loan is approved and you can schedule the closing.

    You'll need

    • Any documents the underwriter requests

    Cost: $0

Phase 6 of 7 · typically 1 week

Pre-Closing

Confirm the title is clean, estimate your closing costs (including Ohio's conveyance fee), do a final walk-through, and wire your funds.

  1. Review the title search and title insurance commitment

    Escrow / title1-2 weeks before closing

    The title company will run a search of the public records and issue a title insurance commitment listing any liens, easements, or restrictions on the property. In Ohio, title insurance rates are filed with the Ohio Title Insurance Rating Bureau and are the same at every licensed title company — you cannot negotiate the premium. Read the commitment with your agent and flag anything unfamiliar.

    You'll need

    • Title commitment

    Cost: $800-2500 typical (varies by sale price)

  2. Estimate the Ohio conveyance fee and recording costs

    Escrow / titleBefore closing day

    Ohio counties collect a real property conveyance fee at closing. There's a statewide mandatory portion of $1 per $1,000 of sale price, plus a permissive county portion of up to $3 per $1,000 set by each county's board of commissioners. Cuyahoga County charges the maximum $4/$1,000; Franklin and Hamilton charge $3/$1,000; Montgomery is $2/$1,000; many rural counties charge $1-2/$1,000. The seller usually pays it, but check your contract. You'll also pay a recording fee for the deed and mortgage.

    You'll need

    • Closing disclosure
    • Settlement statement

    Cost: $1-4 per $1,000 of sale price

  3. Review the Closing Disclosure at least 3 days before closing

    LenderAt least 3 business days before closing

    Federal law requires your lender to send a Closing Disclosure with the final loan terms and every dollar coming in or out at closing at least 3 business days before you sign. Compare it to your Loan Estimate and ask your lender about any changes. You have the right to those 3 days — don't let anyone rush you past them.

    You'll need

    • Closing Disclosure
    • Original Loan Estimate

    Cost: $0

  4. Do a final walk-through

    You24-48 hours before closing

    Walk the home one last time within 24-48 hours of closing. Confirm the seller has moved out, agreed-upon repairs are done, included appliances are still there, and nothing has been damaged. Test major systems (lights, faucets, HVAC). If something is off, tell your agent before you sign at closing.

    You'll need

    • Inspection response listing repairs
    • List of included items

    Cost: $0

  5. Wire your closing funds

    You1 business day before closing

    The title company will tell you the exact dollar amount and give you wiring instructions. Confirm those instructions by phone using a number you find independently — wire fraud is common in real estate. Send the wire one business day before closing so the funds arrive in time.

    You'll need

    • Wiring instructions from the title company
    • Government-issued ID

    Cost: varies

Phase 7 of 7 · typically 1-2 hours

Closing

Sit down with the title company, sign the paperwork, pay the closing costs, and walk out with the keys. In Ohio, the settlement agent — not an attorney — runs the closing.

  1. Meet with the title company's settlement agent

    Escrow / titleOn closing day

    Ohio closings are handled by a licensed title company and settlement agent rather than a real estate attorney. The settlement agent walks you through the documents, collects funds from both sides, pays off the seller's existing loan, and disburses the money. You can hire an attorney to review documents on your own, but it's not required.

    You'll need

    • Government-issued ID
    • Cashier's check or wire confirmation

    Cost: $0

  2. Sign the closing documents

    YouAt the closing meeting

    You'll sign your mortgage note, the mortgage itself, an affidavit confirming the information about you is accurate, the Closing Disclosure, and several other forms. Read each one and ask the settlement agent to explain anything you don't follow before signing.

    You'll need

    • Mortgage note
    • Mortgage / deed of trust
    • Closing Disclosure
    • Affidavits and acknowledgments

    Cost: $0

  3. Pay your share of closing costs

    YouAt closing

    Closing costs typically run 2-5% of the purchase price and cover loan origination, title insurance, recording fees, prepaid taxes and insurance, and your share of the Ohio conveyance fee if the contract assigns any to you. The exact amount comes from your Closing Disclosure. Pay by wire or cashier's check — personal checks aren't accepted.

    You'll need

    • Closing Disclosure
    • Wire confirmation or cashier's check

    Cost: 2-5% of purchase price

  4. Have the deed recorded with the county

    Escrow / titleSame day or next business day after closing

    After signing, the title company takes the signed deed and mortgage to the county recorder's office to make the transfer public record. Ohio county recording fees are set by statute. Once the deed is recorded, the home is legally yours.

    You'll need

    • Signed deed
    • Signed mortgage

    Cost: $30-150 typical

  5. Get the keys and take possession

    Seller's sideAt closing or per the contract's possession date

    Once the deed is recorded (or per the time stated in your contract), you get the keys, garage door openers, alarm codes, and any appliance manuals the seller left. Change the locks within the first few days for peace of mind.

    You'll need

    • Keys, openers, codes, and manuals

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs
  2. [2] ORC §4735.55 - Written Agency Agreements
  3. [3] NAR Settlement FAQs
  4. [4] ORC Chapter 319 - County Auditor
  5. [5] ORC Chapter 5311 - Condominium Property Act
  6. [6] ORC Chapter 5312 - Planned Community Act
  7. [7] ORC §5302.30 - Property Disclosure Form
  8. [8] EPA Radon Zone Map
  9. [9] ORC §5302.30 - Property Disclosure Form
  10. [10] ORC Chapter 3737 - Fire Marshal; Underground Storage Tanks
  11. [11] ORC §4735.55 - Written Agency Agreements
  12. [12] ORC Chapter 3953 - Title Insurance
  13. [13] ORC §317.32 - Recording Fees
  14. [14] EPA Lead Disclosure for Real Estate
  15. [15] Ohio REALTORS Standard Contract Forms
  16. [16] ORC §5302.30 - Property Disclosure Form
  17. [17] ORC §4735.24 - Earnest Money in Special Account

Last updated May 15, 2026