> ## Documentation Index > Fetch the complete documentation index at: https://help.fortifylistings.com/llms.txt > Use this file to discover all available pages before exploring further. # Under Contract: From Accepted Offer to Closing Table > Walk through the contract-to-close process after accepting an offer — inspection, appraisal, title, and closing — with Elite broker support available. Accepting an offer is a significant milestone, but it's the beginning of the contract-to-close phase, not the end of the process. Between an accepted offer and the closing table there are inspections to navigate, appraisals to contend with, title work to complete, and contractual deadlines to meet — any one of which can affect whether the deal closes on time or at all. Understanding what happens at each stage — and who's responsible for what — will help you stay on top of the process and respond effectively when issues arise. ## The contract-to-close process After you accept an offer, the buyer typically has a set number of days — specified in the contract, commonly 10–15 days in Florida — to conduct a general home inspection and any specialty inspections (roof, HVAC, WDO/termite, pool, etc.). The buyer pays for and schedules these inspections. You're required to provide reasonable access. At the end of the inspection period, the buyer may: * Accept the property as-is and move forward * Submit a **repair request** or request a **credit at closing** * Exit the contract if the inspection contingency permits it How you respond to a repair request (if one comes) is a negotiation. See the [Responding to inspection requests](#responding-to-inspection-requests) section below. If the buyer is financing the purchase, their lender orders an appraisal — typically within the first one to two weeks after contract execution, though the timeline varies by lender. The appraisal determines the property's market value as assessed by a licensed third-party appraiser. If the appraised value meets or exceeds the contract price, financing proceeds normally. If it comes in below the contract price, you'll need to address the **appraisal gap** — see the [Appraisal gaps](#appraisal-gaps) section below. Cash buyers do not have a lender-ordered appraisal, though they may choose to order one independently. The title company (or closing attorney) opens escrow shortly after the contract is executed. They begin: * Conducting a **title search** to confirm you have clear, marketable title to the property * Resolving any **title issues** — liens, unpaid assessments, prior encumbrances — that appear in the search * Receiving and holding the buyer's **earnest money deposit** in escrow * Preparing **closing documents** including the closing disclosure In Florida, the buyer typically selects the title company unless otherwise negotiated. You'll receive a closing disclosure from the title company before closing that itemizes all costs — including the Fortify flat fee. Florida purchase contracts include specific deadlines for each phase of the transaction — inspection contingency expiration, financing approval, appraisal delivery, and more. Missing a deadline can give the buyer grounds to exit the contract or create delays that push back closing. Track every deadline in your contract from the day you accept. If a deadline is approaching and the buyer hasn't met it, contact the buyer's agent promptly. If you're on Elite, your broker tracks these deadlines with you and will flag any that require your attention. Contractual deadlines are binding. If you miss a deadline on your side — such as failing to respond to a repair request within the agreed window — you may inadvertently waive rights or expose yourself to liability. When in doubt, respond early. Once inspections are resolved, financing is approved, the appraisal is satisfied, and title is clear, the transaction moves to closing. The title company coordinates the final signing, funds the transaction, and records the deed. Your Fortify flat fee is paid from your sale proceeds at this step — it appears on the closing disclosure alongside any other seller-paid costs. See the [Closing](/managing/closing) page for a full walkthrough of closing day. *** ## Responding to inspection requests After the buyer's inspector completes their review, you may receive a formal **repair request** — a written list of items the buyer wants addressed before closing. This request is a negotiation, not a demand. Your options when you receive a repair request: * **Agree to make repairs** — you hire a contractor and complete the work before closing (or the buyer's lender requires it) * **Offer a closing credit** — instead of making repairs, you credit the buyer a dollar amount at closing; they handle the repairs after they take ownership * **Reduce the purchase price** — a price reduction achieves a similar result to a credit but affects the loan-to-value calculation differently * **Decline the request** — you can decline all or part of the request; the buyer then decides whether to proceed, renegotiate, or exit if the inspection contingency permits The right response depends on the nature of the items, the cost to remedy them, the buyer's level of motivation, and your own priorities around the closing timeline. On Essentials and Pro, you negotiate repair requests **directly with the buyer's agent**. Review the request carefully, assess the cost and reasonableness of each item, and decide which items you're willing to address and on what terms. If you're uncertain how to evaluate a repair request — or want a second opinion before responding — you can upgrade to Elite at this point. Many sellers make that decision when the inspection report lands. On Elite, your broker is available to **review the repair request with you** and advise on the appropriate response. This includes: * Evaluating which items are reasonable vs. beyond normal wear and tear * Recommending whether to offer repairs, a credit, a price reduction, or a partial response * Helping you draft and communicate your response to the buyer's agent * Advising on how to handle a buyer who rejects your response and threatens to exit Reach your broker via the priority broker line in your dashboard. *** ## Appraisal gaps If the buyer's lender appraises your home **below the contract price**, you have an appraisal gap. This matters because most lenders will only finance based on the appraised value — meaning the buyer can't simply borrow more to cover the difference. Your options when facing an appraisal gap: * **Reduce the purchase price to the appraised value** — the simplest resolution; the deal proceeds at a lower price * **Negotiate a split** — you reduce the price partway, and the buyer brings additional cash to cover the remaining gap out of pocket * **Challenge the appraisal** — if you have strong comparable sales data that the appraiser may have missed, you (or the buyer's agent) can formally request a reconsideration of value; lenders have a process for this * **Allow the buyer to exit** — if the contract includes a financing contingency tied to appraisal, the buyer may have the right to exit with their earnest money if the appraisal comes in short and a resolution isn't reached On Essentials and Pro, you work through appraisal gaps **independently** with the buyer's agent. Review your contract to understand whether the buyer has a financing contingency and what it says, then decide how you want to proceed. Appraisal gaps are one of the highest-stakes moments in any transaction, and Elite broker guidance is specifically designed for this scenario. Your broker will: * Review the appraisal report and identify whether a reconsideration of value has merit * Advise on how to approach the negotiation — reduce, split, challenge, or stand firm * Help you understand the contractual implications of each option * Communicate strategy recommendations so you can make an informed decision quickly This is one of the situations where the difference between plans is most pronounced. *** ## Frequently asked questions Repair requests are negotiable — you're not required to agree to everything, or to anything at all. Review the request carefully: distinguish between major items (roof, structural, plumbing, electrical) and minor cosmetic ones. Decide which items you'll address, whether through repairs, a credit, or a price adjustment, and communicate your response to the buyer's agent before the inspection contingency deadline expires. If you're on Elite, your broker will walk through the request with you and advise on the best response strategy. A low appraisal doesn't automatically kill the deal, but it does require a resolution. Your options are to reduce the price, negotiate a gap split with the buyer, challenge the appraisal with comparable sales data, or — if the buyer has a financing contingency — allow them to exit. In practice, most appraisal gaps are resolved through negotiation. Elite sellers have broker guidance evaluating each option and advising on the best path forward. If you're on Essentials or Pro and face an appraisal gap, this is a common trigger point for upgrading to Elite before responding.