Are you wondering how long it really takes to close on a home in Fairfax County? The timeline can feel confusing, especially if this is your first purchase in Northern Virginia. With the right plan, you can move from contract to keys with confidence and avoid preventable delays. In this guide, you’ll learn the typical 30 to 45 day path from ratified contract to closing, what happens at each step, and how to keep everything on schedule. Let’s dive in.
Closing timeline at a glance
Most financed purchases in Fairfax County close in about 30 to 45 days after you and the seller sign a ratified contract. Thirty days is common for many resale homes. Plan for the longer end if your loan needs extra documentation, the property has complex HOA or condo paperwork, or you need specialty inspections.
Here is a typical schedule based on local practice:
- Day 0: Ratified contract
- Days 0–3: Earnest money deposit due per contract terms
- Days 0–5: Submit full loan application and documents
- Days 3–10: Inspection contingency window (7 to 10 days is common)
- Days 7–21: Appraisal ordered and completed (often 7 to 14 days)
- Days 14–30: Lender underwriting and clearing conditions
- Days 5–20: Title search and title commitment issued
- Days 7–21: HOA or condo resale package requested and delivered, if applicable
- 1–3 days before closing: Final walk-through
- Closing day: Sign, funds disbursed, deed recorded, keys delivered
Cash purchases can move faster, sometimes 7 to 21 days, because you skip loan underwriting and appraisal unless you choose to order one for your own review.
Inspection period and property condition
In Fairfax County, you typically have 7 to 10 days for your inspection contingency. Schedule your general home inspection right away to give yourself time to review results and negotiate repairs or credits if needed.
Common inspections include:
- General home inspection during the contingency period
- Pest or wood-destroying organism inspection, often done with the general inspection
- Radon testing and other specialty checks as needed
- Well and septic inspections for homes not on public systems
After inspections, you and the seller will address findings per the contract timelines. Some repairs may be required by the lender before final approval. If the inspector flags permit questions, unpermitted work, or county code issues, allow extra time for follow-up and documentation.
Appraisal and financing steps
Once your loan application is complete, your lender orders the appraisal. In Northern Virginia, appraisals often take 7 to 14 days, though it can run longer in busy seasons.
Here is the general flow on the financing side:
- Submit full loan application and required documents within the contract window
- Lender orders appraisal and reviews your file
- Underwriting issues conditional approval and requests any missing items
- You clear conditions, which may include updated pay stubs, HOA documents, or repair receipts
- Lender issues clear-to-close and prepares your Closing Disclosure
You must receive the Closing Disclosure at least 3 business days before you sign at closing. This timing affects your scheduling. Many conventional loans finish within 30 days. FHA or VA loans sometimes take longer due to appraisal items or documentation requirements.
Common issues that can add time:
- Appraisal value lower than contract price
- Condo or HOA financial questions that require lender review
- Repairs the lender requires to be completed before funding
Title search, closing, and recording
Your title company starts work soon after ratification. Expect a title search and commitment within about 5 to 15 business days once they receive the contract and seller documents. This process confirms ownership, checks for liens, and outlines any exceptions that will appear in your title insurance.
Leading up to settlement, the title company will:
- Coordinate a preliminary settlement statement with prorations for taxes and HOA fees
- Confirm final payoffs, commissions, and recording fees
- Provide wiring instructions and identity verification steps
Fairfax County uses electronic recording, so the deed is typically recorded at or shortly after closing. Recording can occur the same day or within a few business days depending on workflows. Once the deed records and funds are disbursed, you receive keys.
HOA and condo documents
If your home is in an HOA or a condominium, the association resale packet is a key item in the timeline. It usually includes governing documents, budgets, financial reports, meeting minutes, insurance information, a resale certificate, and a statement of any owner balances or special assessments.
Typical timing looks like this:
- Resale packet requested right after ratification
- Delivery often within 7 to 14 days; some arrive sooner, some take longer
Lenders rely on this packet to confirm financial stability, insurance coverage, and occupancy ratios for the building or community. If the association is reviewing a special assessment or has reserve issues, your lender may ask for more documentation, which can extend the process.
What can delay closing in Fairfax
Most closings stay on track when everyone responds quickly. Still, a few common issues can stretch the timeline:
- Low appraisal that requires renegotiation or extra cash to close
- Repairs flagged by inspections or required by the lender
- Delayed HOA or condo packets or questions about budgets and reserves
- Title issues such as unreleased liens or boundary discrepancies
- Specialty inspections for wells or septic systems that need extra days
Work closely with your agent, lender, and title company to resolve any questions as they arise and keep your calendar realistic.
Your week-by-week game plan
Use this simple roadmap to plan your first three weeks after ratification:
Week 1
- Pay your earnest money by the deadline
- Submit your full loan application and all requested documents
- Schedule and complete your general home inspection
- Order radon or other specialty inspections if needed
- Confirm whether an HOA or condo packet is required and ensure it is requested
Week 2
- Review inspection reports and negotiate repairs or credits within deadlines
- Check appraisal order status with your lender
- Share any requested insurance information and line up your policy
- Respond fast to any underwriting requests
Week 3
- Appraisal is often completed this week
- Title company issues the title commitment
- Review HOA or condo documents as they arrive
- Address any remaining loan conditions so you are ready for clear-to-close
Final week to close
The last few days are all about accuracy and security. Focus on these steps:
- Review your Closing Disclosure; you must receive it at least 3 business days before signing
- Verify wire instructions by calling the title company at a known phone number
- Do your final walk-through 24 to 48 hours before closing to confirm repairs and property condition
- Bring a government ID to closing and be prepared for your lender’s final verification
How to keep your closing on schedule
Stay proactive and you will reduce stress and avoid last-minute surprises. Here is a quick checklist:
- Get a strong pre-approval before you write offers
- Send your full loan package to the lender within the contract deadline
- Pay earnest money on time
- Schedule inspections immediately and keep contingency timelines front and center
- Order homeowner’s insurance early and share the binder with your lender
- Confirm your title company and complete any identity verification steps
- Track appraisal status and respond quickly to requests
- Verify wiring instructions by phone with the title company before sending funds
What this means for you in Fairfax County
A smooth closing in Fairfax County comes down to clear expectations and quick follow-through. Most buyers can plan for about 30 to 45 days from ratification to keys. Build your timeline around the key milestones above, and lean on your agent, lender, and title team to navigate any bumps.
Ready to move forward with a plan tailored to your situation? Reach out to the local team that does this every day. Contact Ikon Realty for step-by-step guidance, trusted lender and inspector introductions, and a closing roadmap that fits your goals.
FAQs
How long does closing take for Fairfax County homebuyers?
- Most financed purchases close in 30 to 45 days after ratification. Cash purchases can close in 7 to 21 days if title and association documents are ready.
What inspection timeline should I include in my Fairfax offer?
- A 7 to 10 day inspection contingency is common. If you need multiple specialty inspections, consider the longer end so you have enough time to review results.
When will the appraisal happen in Northern Virginia?
- Appraisals are typically ordered after you submit your full loan application and often return in 7 to 14 days, depending on appraiser availability.
How fast do HOA or condo resale packets arrive in Fairfax?
- Many arrive within 7 to 14 days after they are requested, but timing varies by association and management company.
What if the appraisal comes in below my contract price?
- You can renegotiate with the seller, bring extra funds to cover the difference, or your lender may allow certain alternatives depending on your loan program.
When do I receive my Closing Disclosure before settlement?
- By federal rules, your lender must deliver the Closing Disclosure at least 3 business days before you sign at closing.
Who handles recording and when do I get keys in Fairfax County?
- The title company handles recording. With electronic recording, the deed often records the same day or within a few business days, and keys are delivered once funds disburse.
