Are you worried about missing a date that could cost you earnest money or even your dream home in Fort Collins? You are not alone. Colorado’s contract has many moving parts, and each one comes with a deadline that matters. In this guide, you will learn what each deadline means, when it typically happens, and how to stay on track from offer to closing in Larimer County. Let’s dive in.
How Colorado contract deadlines work
Colorado brokers commonly use the Colorado Association of REALTORS Residential Contract to Buy and Sell Real Estate. The contract sets out the major buyer deadlines, but most timing is negotiable and measured from the Effective Date. The Effective Date is when the last party signs and delivers the contract, which makes it binding.
Most deadlines are counted in calendar days unless the contract says otherwise. Confirm in writing how “days” are counted and what time each deadline expires. Delivery methods are also defined, so keep proof of delivery for emails and e-sign notices. If you need more time, you and the seller must sign a written amendment to extend a deadline.
The key buyer deadlines in Fort Collins
Earnest money (EM)
- What it is: Your good-faith deposit, held in a broker or title company trust account.
- Typical timing: Often within 1–3 business days of the Effective Date.
- Who acts: You deliver funds per contract instructions; the brokerage or title holds them.
- If you miss it: You risk breach of contract and seller remedies, including loss of EM.
Inspection period and Inspection Objection
- What it is: Time to inspect the home and either accept, object, or terminate under the inspection contingency.
- Typical timing: Commonly 7–10 calendar days from the Effective Date. In competitive situations this can be shorter.
- Who acts: You schedule inspectors for home, radon, sewer scope, roof, and more as needed.
- If you miss it: You may waive the inspection contingency and lose the right to object.
Repair negotiation and seller response
- What it is: The back-and-forth after you submit an inspection objection.
- Typical timing: The contract sets a seller response date after your objection.
- If you miss it: Failure to reach agreement by the deadline can lead to termination per the contract process.
Financing and Loan Objection
- What it is: Your contingency to secure financing by the loan objection or commitment date.
- Typical timing: Commonly 21–30 days from the Effective Date.
- Who acts: You and your lender complete underwriting; your agent tracks dates.
- If you miss it: The seller may terminate or claim default. Extensions require mutual written agreement.
Appraisal
- What it is: Lender-ordered valuation to confirm the price. The contract may give you options if the appraisal is low.
- Typical timing: Usually ordered early in the loan process and completed within the financing timeline.
- Who acts: Your lender orders the appraisal.
- If you miss it or it is low: You may renegotiate, pay the difference, or terminate if your contract includes an appraisal objection and you act on time.
Title commitment and Title Objection
- What it is: The title company issues a commitment showing liens, easements, and exceptions. You have time to object.
- Typical timing: Title commitments arrive soon after escrow opens. Title objection is commonly 7–15 days from the Effective Date or from delivery, based on the contract.
- Who acts: The title company and seller work to clear issues; you must object in writing by the deadline.
- If you miss it: You may accept title as shown and lose the right to object later.
HOA document review
- What it is: Review of HOA covenants, bylaws, financials, and rules if the home is in an HOA or condo.
- Typical timing: Often 3–10 days after documents are delivered, depending on the contract and addenda.
- Who acts: You review the package and object on time if needed.
- If you miss it: You could waive your HOA-related termination rights.
Survey or boundary review
- What it is: Optional survey or boundary review to confirm lot lines and encroachments.
- Typical timing: Often during the inspection period or as a specific contingency.
- If you miss it: You may accept boundary matters as-is.
Closing and possession
- What it is: Closing is when funds and documents are exchanged and the deed records. Possession is when you receive keys.
- Typical timing: Many closings occur 30–45 days from the Effective Date, but this is negotiable.
- Who acts: You and your lender fund; the title company coordinates recording.
- If you miss it: You could face penalties or default. Use a signed amendment to move the closing date.
Final loan conditions and walk-through
- What it is: You clear any final loan conditions and confirm the home’s condition before closing.
- Typical timing: The walk-through is usually the day before or the day of closing. For most loans, you receive a Closing Disclosure 3 business days before consummation.
Seller disclosures and addenda
- What it is: Seller’s Property Disclosure and any required addenda, with review timelines that attach to delivery.
- Tip: Track when disclosures arrive. Your deadlines may run from delivery or the Effective Date based on the contract.
Fort Collins and Larimer County timing tips
- Market tempo: In faster Fort Collins markets, sellers may push for shorter inspection periods and quicker closings. In slower periods, you can negotiate longer windows.
- Title and recording: Title companies serving Fort Collins typically issue commitments quickly. Electronic recording can speed closings, but county workload can add a day or two.
- Taxes and districts: Property tax proration and special district assessments are common. Review the title commitment for any metro or special district items that affect your closing statement.
- HOAs and condos: Many neighborhoods and condo buildings use HOAs. HOA document delivery may take several days, and your objection window often runs from delivery.
- Seasonal and logistics: Winter can limit roof and exterior inspections. Late summer and year-end can be busy for title and recording.
- Local providers: Fort Collins has many inspectors, radon testers, and sewer-scope pros. Schedule inspections as soon as your contract is effective to secure a slot.
- City programs: Some properties may involve local utility transfers or municipal rules. Ask early so you can plan timelines.
Your contract calendar checklist
Day 0 — Effective Date
- Record the Effective Date and confirm how days are counted and what time each deadline expires.
- Deliver earnest money per contract terms and confirm receipt.
Day 0–2
- Submit your full loan package if not already pre-approved.
- Schedule all inspections immediately.
Inspection period — often by Day 7–10
- Complete general, radon, sewer, pest, and roof inspections as needed.
- Review the Seller’s Property Disclosure and any HOA documents.
- Send written inspection objections or acceptance by the deadline.
Right after your objections
- Track the seller’s response date. Put any repair agreements or credits in writing.
Title review — as soon as commitment arrives
- Read the title commitment and exceptions. Send written title objections by the Title Objection Date.
Financing — commonly Day 21–30
- Work with your lender to deliver conditions and obtain commitment. Monitor appraisal order and results.
- If the appraisal is low, review your contract options and act within the timeframe.
Final 7 days before closing
- Verify closing funds and confirm wiring instructions by phone with the title company. Beware of wire fraud.
- Schedule your final walk-through and confirm possession timing.
- Review your Closing Disclosure. Many buyers receive it 3 business days before closing for most mortgages.
Closing day
- Bring government ID and sign documents. Confirm recording and get keys per the contract.
Risk management reminders
- Set reminders 48–72 hours before every deadline.
- Put all objections, acceptances, and extensions in writing. Keep proof of delivery.
- If you need more time, use a signed amendment. Verbal extensions do not change the contract.
- Coordinate early with your lender and title. Ask them to flag any delays.
- Verify all party contact details at the start and keep a single timeline shared with your team.
What to do if you need more time
Ask as soon as a delay is likely. Propose a clear new date and explain why it is needed. Keep the lender and title company in the loop so funding and recording align. Only a signed amendment changes a deadline, so do not rely on verbal OKs.
Ready to buy in Fort Collins?
You can move from offer to keys with confidence when you control the calendar. If you want local guidance on timing, inspection strategies, and a smooth path to closing across Fort Collins and Northern Colorado, reach out to Scallon Real Estate. We are here to help you stay organized and get to the finish line.
FAQs
What is the Effective Date in a Colorado home purchase?
- It is the date the last party signs and delivers the contract, and most deadlines count in calendar days from that date unless the contract says otherwise.
How long is the inspection period for Fort Collins buyers?
- It is commonly 7–10 calendar days from the Effective Date, but the timeline is negotiable and can be shorter in competitive offers.
What happens if the appraisal comes in low in Colorado?
- If your contract includes an appraisal contingency and you object on time, you may renegotiate price, bring extra funds, contest the value, or terminate per contract terms.
When is earnest money due on a Colorado contract?
- It is often due within 1–3 business days of the Effective Date, and missing it can be a breach with seller remedies.
How long does closing take in Larimer County?
- Many transactions close in 30–45 days, though e-recording can speed things up while county workload or season can add a day or two.
