Closing on Your Vancouver & Portland Home
You've found your dream home in Vancouver, Camas, or Portland. Your offer was accepted, inspections are complete, and financing is approved. Now comes the final step: closing day. This comprehensive guide walks you through everything that happens during the closing process in Washington and Oregon, what documents you'll sign, costs to expect, and how to prepare for moving into your new home. I'll be with you every step of the way to ensure a smooth transition to homeownership.
Understanding the Closing Process
Closing, also called settlement or escrow closing, is the final step in your home purchase where ownership officially transfers from the seller to you. In Washington and Oregon, we use escrow companies and title companies to facilitate closings, which differs from the attorney-based closings common in some other states.
How Washington and Oregon Closings Work
In the Pacific Northwest, most closings are handled by escrow officers at title companies. The escrow officer acts as a neutral third party who coordinates all the moving parts, holds funds and documents, ensures all conditions are met, and facilitates the actual transfer of ownership. Unlike some states where buyers and sellers sit at a table together, in Washington and Oregon, buyers and sellers typically sign documents separately at the title company's office or with a mobile notary.
Key Players in Your Closing
- Escrow/Title Officer: Coordinates the closing process and ensures all documents and funds are properly handled
- Your Real Estate Agent (that's me!): Guides you through the process, reviews documents, and advocates for your interests
- Lender: Provides final loan approval and sends funds to escrow
- Title Company: Researches the property's title, issues title insurance, and records the deed
- Home Inspector: May be called for final walk-through verification
- Appraiser: Provides final valuation for the lender
The Closing Timeline
Understanding what happens when helps reduce stress and ensures you're prepared at each stage. Here's the typical timeline in the weeks leading up to your closing day.
30 Days Before Closing
- Purchase Agreement Executed: Your offer has been accepted and the contract is signed.
- Escrow Opens: Title company opens escrow and begins the title search process.
- Earnest Money Deposited: Your good faith deposit is placed in escrow (typically 1-3% of purchase price in our area).
- Home Inspection Scheduled: We coordinate your professional home inspection.
21-25 Days Before Closing
- Appraisal Ordered: Your lender orders the property appraisal.
- Title Report Issued: You'll receive a preliminary title report showing ownership history and any liens or encumbrances.
- HOA Documents Reviewed: If purchasing in a community with a homeowners association (common in Vancouver and Portland suburbs), you'll receive and review all HOA documents.
- Inspection Contingencies Removed: After inspection negotiations are complete, you'll remove your inspection contingency.
14-20 Days Before Closing
- Appraisal Completed: Appraisal report is delivered to lender.
- Loan Processing: Lender reviews all documentation and prepares for underwriting.
- Homeowners Insurance Secured: You'll need to have insurance bound before closing (I can provide trusted agent referrals).
- Financing Contingency Removed: Once your loan is approved, this contingency is removed.
7-10 Days Before Closing
- Final Underwriting: Lender's underwriter gives final loan approval.
- Clear to Close: You receive final approval from your lender.
- Closing Disclosure Received: You'll receive the Closing Disclosure (CD) showing all final numbers, which must be at least 3 business days before closing.
💡 My Service to Buyers
I review your Closing Disclosure with you line by line to ensure all numbers are correct, explain each fee, and confirm everything matches what we expected. With my construction background and experience closing over 100+ transactions, I catch discrepancies that could cost you money.
2-3 Days Before Closing
- Wire Instructions Received: You'll get secure instructions for wiring your down payment and closing costs.
- Final Walk-Through Scheduled: We schedule your final visit to the property to verify condition.
- Utilities Arranged: Contact utility companies to transfer service to your name as of closing date.
⚠️ Wire Fraud Alert
Wire fraud is increasing. ALWAYS verify wire instructions by calling the title company directly using a phone number you look up yourself—never use contact information from an email. I'll help you verify these instructions and never send wiring information via email.
Day Before Closing
- Final Walk-Through: Visit the property to confirm it's in the agreed-upon condition, all negotiated repairs are complete, and sellers have moved out.
- Down Payment Wired: Wire your funds to escrow (cashier's check may be accepted for smaller amounts).
- Moving Preparations: Finalize your moving arrangements and prepare for your transition.
Understanding Your Closing Costs
Closing costs are fees and expenses you pay to finalize your mortgage and complete the home purchase. In the Vancouver and Portland metro area, buyers typically pay 2-5% of the purchase price in closing costs, though this varies based on your loan type, down payment, and negotiated terms.
Typical Buyer Closing Costs in Washington & Oregon
- Lender Fees: Loan origination fee, application fee, underwriting fee, processing fee ($,1200-2,000)
- Appraisal Fee: $800-$1000 in our area (usually paid upfront but may be part of closing costs)
- Credit Report Fee: $25-$50
- Title Insurance: Protects lender and you from title defects ($1,000-$3,000 depending on purchase price)
- Escrow/Settlement Fee: Title company's fee for coordinating closing ($500-$1,200)
- Recording Fees: County charges to record the deed and mortgage (varies by county, typically $200-$400)
- Survey Fee (if applicable): Not always required in WA/OR but may be needed ($300-$600)
- Home Inspection: Usually $600-$1,200 in our market (paid before closing). Includes whole home inspection, radon, and sewer scope. Depends on size of home.
- Homeowners Insurance: First year's premium, often prepaid ($1,200-$3,500 annually depending on coverage)
- Property Taxes: Prepaid portion and escrow setup (varies significantly)
- HOA Transfer Fee: If buying in an HOA community ($150-$500)
Who Pays What: Washington vs. Oregon
Closing cost customs differ slightly between Washington and Oregon, though everything is negotiable in the purchase agreement.
In Washington (Vancouver, Camas, Battle Ground): Traditionally, sellers pay for the owner's title insurance policy, while buyers pay for the lender's title insurance policy. Escrow fees are typically split 50/50 between buyer and seller. The buyer usually pays for the home inspection, appraisal, and all lender-related fees.
In Oregon (Portland metro): Customs are similar, with sellers typically paying for the owner's title policy and buyers paying for lender's policy. Escrow fees are often split. Some areas have buyers paying a higher portion of title fees, so this is definitely negotiated in the offer.
💡 Negotiating Closing Costs
In your initial offer, we can ask the seller to contribute toward your closing costs (called seller concessions or seller credits). This is especially common in buyer's markets or with homes that have been on the market longer. I've successfully negotiated thousands of dollars in seller credits for my buyers, reducing their out-of-pocket expenses at closing.
Documents You'll Sign at Closing
You'll sign numerous documents at closing. While it can feel overwhelming, I'll explain each document and what it means. Here are the main documents you'll encounter.
Essential Closing Documents
- Closing Disclosure (CD): Final statement of loan terms and closing costs. You receive this at least 3 days before closing to review.
- Promissory Note: Your legal promise to repay the loan, including interest rate, monthly payment, and consequences of default.
- Deed of Trust (WA) or Trust Deed (OR): The security instrument that gives your lender a lien on the property as collateral for the loan.
- Warranty Deed: The document that transfers ownership from seller to you, recorded with the county.
- Truth in Lending Statement: Discloses the APR and total cost of your loan over its life.
- Initial Escrow Disclosure: Estimates your first year's escrow payments for taxes and insurance.
- Certificate of Occupancy (for new construction): Confirms the home meets building codes and is safe to occupy.
- Affidavits: Various sworn statements about your identity, occupancy intentions, and that you haven't taken on new debt.
- ALTA Statement: Settlement statement showing all money in and out of the transaction.
- W-9 Form: For IRS reporting requirements.
- Homeowners Insurance Declaration: Proof of insurance coverage.
- HOA Documents (if applicable): Acknowledgment you've received and reviewed HOA rules and financials.
Understanding What You're Signing
Never sign anything you don't understand. That's what I'm here for. I will attend the closing signing at Title/Escrow and be there to support and make sure that your questions are answered by the Title Representative. The escrow officer can explain documents, but they represent both sides—I represent only you.
⚠️ Important: Read Before You Sign
While most closings go smoothly, errors do happen. I've caught mistakes in closing documents that would have cost buyers thousands. Take your time at closing, read what you're signing, and ask questions. No one will rush you—this is the biggest financial transaction of your life.
The Final Walk-Through
The final walk-through, typically conducted 24 hours before closing, is your last opportunity to verify the property's condition before ownership transfers. This isn't a second home inspection—it's a chance to confirm the home is in the same condition as when you made your offer and that any agreed-upon repairs have been completed.
Final Walk-Through Checklist
- All agreed-upon repairs from the inspection have been properly completed
- No new damage has occurred since your last visit
- All appliances and fixtures that were included in the sale are present and working
- Sellers have removed all their belongings (unless specific items were negotiated to stay)
- The property is "broom clean" as specified in most Washington and Oregon contracts
- All utilities are still on and functioning (so you can test them)
- Garage door openers, gate remotes, and keys are available
- No unexpected issues that would prevent you from closing
What to Do If You Find Problems
If you discover issues during the final walk-through, don't panic. Depending on the severity, we have several options. For minor issues—like incomplete cleaning or small items left behind—we can often negotiate a credit at closing or request the sellers remedy before funding. For major problems—like significant new damage or repairs that weren't completed as agreed—we may need to delay closing until issues are resolved. I'll help you determine the best course of action based on the specific situation and your contract terms.
💡 Document Everything
I recommend taking photos and videos during every final walk-through. This documents the property's condition at closing, which can be valuable for insurance purposes, future reference, and in the rare case of disputes. You might also want to bring a copy of the inspection report and repair addendum to verify all work was completed as specified.
Closing Day: What to Expect
The big day has arrived! Here's what happens on closing day in Washington and Oregon and how to prepare for a smooth experience.
Before Your Appointment
Confirm your closing appointment time and location with the title company. Most title companies have offices throughout the Portland-Vancouver metro area, and many offer mobile notary services if that's more convenient. Bring a government-issued photo ID (both you and any co-buyers)—the notary will verify your identity. If you're married and your spouse isn't on the loan, they may still need to sign some documents depending on the state and how title is held.
Don't bring cash or personal checks. Your down payment and closing costs should have been wired at least one day prior. If you're bringing a cashier's check for any reason, verify the exact amount needed with your escrow officer beforehand.
What to Bring to Closing
- Government-issued photo ID (driver's license or passport)
- Cashier's check if bringing any funds not previously wired (verify exact amount first)
- Proof of homeowners insurance with the property address
- Copy of your Closing Disclosure for reference
- Reading glasses if you need them—there's a lot to read!
At the Closing Table
Most closings in Washington and Oregon take 45 minutes to an hour. You'll sit with the escrow officer and notary (and I'll be there with you) who will guide you through signing each document. They'll explain what each document is, though they cannot give legal advice.
The escrow officer will go through the Closing Disclosure with you again, comparing it to the initial estimate you received. You'll sign the promissory note, deed of trust, and numerous other documents. Initial here, sign there, date everything—it's repetitive but important. Take your time and don't hesitate to ask questions.
After You Sign
Once you've signed all documents, the escrow officer sends everything to the lender for final review. The lender then "funds" the loan, sending the money to escrow. This typically happens the same day in Washington, but Oregon closings usually fund the next business day. Unless you sign before 1:00 PM PST, the loan will typically fund and the sale will close the following day.
After funding, the deed is recorded with the county. In Clark County (Vancouver, Camas) and Multnomah County (Portland), recording usually happens electronically the same day. Once the deed is recorded, the home is officially yours!
💡 When Do You Get the Keys?
In washington unless otherwise agreed upon in the purchase and sale agreement closing happens by 5pm on closing day but possession doesn’t happen till 9pm. Where as in Oregon unless otherwise agreed upon in the purchase and sale agreement closing happens by 5pm on closing day and possession also happens at 5pm. I coordinate with the listing agent and title company to ensure a smooth key transfer. In some cases, we can arrange for you to get keys immediately after recording, which I'll work on for you!
Preparing for Move-In
While you're waiting for closing day, there's plenty you can do to prepare for your move into your new Vancouver, Camas, or Portland home.
Two Weeks Before Closing
Essential Tasks
- Schedule movers or reserve a moving truck
- Contact utility companies to set up service in your name (I provide a helpful checklist)
- Change your address with USPS, update your driver's license, and notify important contacts
- Arrange for internet/cable/phone service installation
- If you have children, coordinate school transfer paperwork and registrations
- Begin packing non-essential items
- Schedule any desired improvements or painting before move-in (I can recommend trusted contractors)
Important Utilities and Services for Vancouver/Portland Area
For Vancouver, WA homes: Contact Clark Public Utilities for electricity, City of Vancouver or your local water district for water/sewer, NW Natural or Cascade Natural Gas for gas service. Garbage service varies by area—Waste Connections, Republic Services, and others serve different parts of Clark County.
For Portland, OR homes: Contact Portland General Electric or Pacific Power for electricity, Portland Water Bureau for water (or your specific water district), NW Natural for gas, and Portland Bureau of Transportation for garbage and recycling.
Week of Closing
- Confirm your moving company or truck rental one final time
- Pack an "essentials" box with items you'll need immediately (toilet paper, soap, phone chargers, basic tools, etc.)
- Plan your first night—will you sleep at the new house or your current residence?
- Arrange for someone to watch pets or children on moving day
Day After Closing
Congratulations—you're a homeowner! After you get your keys, here are some smart first steps:
- Change the locks: You don't know who has keys from previous owners. I can recommend locksmiths who serve Vancouver and Portland.
- Locate and test shut-off valves: Know where to turn off water and gas in an emergency.
- Program the garage door opener: Change codes for security.
- Test smoke detectors and carbon monoxide detectors: Replace batteries if needed.
- Familiarize yourself with the electrical panel: Label breakers if not already done.
- Check the HVAC filters: Replace them for better air quality and system efficiency.
- Document everything: Take photos of the property's condition and all systems for your records.
💡 My Post-Closing Support
My job doesn't end at closing. I'm always just a phone call away for questions about your new home or recommendations for services.
Common Closing Issues and How to Avoid Them
While most closings proceed smoothly, occasionally issues arise. Here are the most common problems I help buyers navigate and how we prevent them.
Title Issues
Sometimes title searches reveal unexpected liens, easements, or ownership questions. These might include unpaid property taxes from previous owners, contractor liens for unpaid work, errors in public records, or boundary disputes with neighbors. We address these by reviewing the preliminary title report early, allowing time to resolve any "clouds" on title before closing, working with the title company to clear issues, and ensuring title insurance protects you from undiscovered problems.
Appraisal Problems
If the home appraises for less than the purchase price, it can jeopardize your financing. I've successfully handled low appraisals by negotiating price reductions with sellers, requesting second appraisals when justified, identifying comparable sales the appraiser may have missed, and helping buyers adjust their down payment if necessary and acceptable to them.
Last-Minute Loan Issues
Underwriters sometimes request additional documentation right before closing, or buyers inadvertently do something that affects their loan approval. We prevent this by maintaining consistent communication with your lender, responding immediately to any document requests, and avoiding these critical mistakes before closing: changing jobs, making large purchases or opening new credit accounts, making large deposits without explanation, or co-signing loans for others.
⚠️ Do NOT Do These Things Before Closing
Between contract and closing, DO NOT: buy a car, furniture, or appliances on credit; change jobs or become self-employed; open new credit cards; make large cash deposits; or apply for new loans of any kind. Any of these can delay or kill your loan approval. If something unexpected happens in your financial life, call me immediately so we can address it properly.
Repair Disputes
Sometimes sellers don't complete agreed-upon repairs properly or at all. I prevent disputes by documenting all repair agreements in writing with specific expectations, inspecting repairs before closing during the final walk-through, withholding funds in escrow if major work isn't complete, and negotiating credits when minor items aren't done to standard.
Delayed Closings
Occasionally closings must be postponed due to funding delays, documentation issues, recording office closures, or seller complications. I minimize delays by maintaining communication with all parties, building buffer time into timelines when possible, having contingency plans for temporary housing if needed, and negotiating extensions when necessary.
Your First Year of Homeownership
Closing is just the beginning of your homeownership journey. Here's what to expect in your first year and how to set yourself up for success in your Vancouver, Camas, or Portland home.
Financial Expectations
Your monthly housing payment now includes principal, interest, property taxes (which can change after your first year once the home is reassessed at the sale price), homeowners insurance, and HOA fees if applicable. Budget for ongoing maintenance—a common rule is 1-2% of your home's value annually, though this varies significantly based on the home's age and condition.
You'll also want to build an emergency fund specifically for your home. In the Pacific Northwest, common unexpected expenses include roof repairs after winter storms, foundation work due to our wet climate, HVAC repairs (furnaces work hard in our cold winters), and tree damage from ice or wind storms.
Maintenance Priorities for Pacific Northwest Homes
Our climate presents specific maintenance challenges. Prioritize these tasks in your first year:
- Fall: Clean gutters before the rainy season (or hire professionals—I can recommend services), inspect and repair roof before heavy winter rains, check weatherstripping on doors and windows, service your furnace before winter
- Winter: Monitor for ice dams if you have them, check crawl space for moisture (common in our area), ensure proper attic ventilation to prevent condensation, watch for signs of roof leaks during heavy rain
- Spring: Inspect exterior for winter damage, clean and seal decks (our wet weather is hard on wood), check and repair any caulking, test your air conditioning before summer
- Summer: Inspect and clean chimney if you have one, pressure wash siding and walkways, trim trees and vegetation away from the house, check irrigation systems
Tax Benefits
Homeownership comes with tax benefits you'll want to understand. Your mortgage interest is typically tax-deductible, as are your property taxes (subject to federal limits). If you work from home, you may be able to deduct home office expenses. If you made energy-efficient improvements, you might qualify for tax credits. I'm not a tax professional, but I can refer you to excellent CPAs who specialize in real estate taxation in Washington and Oregon.
Getting Involved in Your Community
Whether you've moved to Vancouver's Felida neighborhood, Camas's Crown Park area, or Portland's Sellwood district, getting to know your community enhances your homeownership experience. Introduce yourself to neighbors, attend local events and farmers markets, join neighborhood social media groups, support local businesses, and if you're in an HOA, consider attending meetings to stay informed.
Final Thoughts
Closing on your home in Vancouver, Camas, or Portland is an exciting milestone that culminates months of searching, negotiating, and planning. While the process involves numerous steps, documents, and coordination between multiple parties, having an experienced agent guide you makes all the difference.
With my CNE (Certified Negotiation Expert) designation, 14+ years of construction experience, and over 100+ successful closings totaling $58.8M in sales, I've developed systems and relationships that ensure smooth closings for my clients. I know which lenders close on time, which title companies provide excellent service, which inspectors are thorough, and which contractors deliver quality work.
More importantly, I understand that buying a home is about more than just a transaction—it's about finding the right place for your family to create memories, build equity, and establish roots in our wonderful Pacific Northwest communities. Whether you're relocating to Vancouver for retirement, moving to Camas for the schools, or buying your first home in Portland, I'm committed to making your journey as smooth and stress-free as possible.
From your first conversation about whether now is the right time to buy, through finding the perfect home, negotiating the best terms, navigating inspections, and finally closing and moving in, I'll be with you every step of the way. And my support doesn't end at closing—I'm here for all your homeownership questions for years to come.
Ready to take the final step toward homeownership? Let's make your closing day a celebration, not a stress-fest.
Ready to Begin Your Home Buying Journey?
As a CNE (Certified Negotiation Expert) and award-winning REALTOR® with REAL Broker, I specialize in helping buyers relocate to Vancouver, Camas, and Portland. With my construction background and experience guiding over 100+ buyers through successful closings, I'll ensure your path to homeownership is smooth from first conversation to key handoff and beyond.
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