Ever wonder what actually happens after your offer is accepted in San Rafael? The escrow timeline in Marin can feel like a maze when you are buying for the first time or moving up to a larger home. You want to know what to expect, when to make decisions, and how to avoid delays. This guide breaks down each step from acceptance to keys, with realistic timelines and Marin‑specific tips that keep you on track. Let’s dive in.
What escrow is and how long it takes
Escrow is a neutral process where a third party holds funds and instructions, coordinates title work, and arranges recording and disbursement at closing. In California, title and escrow companies typically run this process.
In Marin, most financed purchases close in about 30 to 45 days. Cash or bridge structures can close faster, often 7 to 17 days if no major issues arise. Shorter escrows, such as 17 to 21 days, are possible when schedules align. Your exact timeline is negotiated in the contract and shaped by lender, appraisal, title, HOA, and inspection steps.
Day 0 to 3: Offer accepted and opening escrow
Once your offer is accepted, you and the seller sign the purchase agreement. You typically deliver your earnest money within 1 to 3 business days, which officially opens escrow.
The escrow officer opens your file, issues escrow instructions, and requests a preliminary title report. The seller provides disclosures, including the Transfer Disclosure Statement and a Natural Hazard Disclosure. If the home is in an HOA, the seller requests resale documents early.
Days 3 to 10–17: Inspections and early decisions
You schedule inspections right away. Common inspections include a general home inspection, wood‑destroying pest, sewer scope, roof, chimney, HVAC, and pool if relevant. In Marin, hillside homes often merit structural or seismic evaluations, and properties not on sewer may need septic and drainage checks.
Most buyers negotiate a 10 to 17 day inspection contingency. After reports arrive, you decide whether to remove the contingency, request repairs or credits, or cancel within your rights. Sellers often reply to repair requests within 48 to 72 hours. For homes built before 1978, you receive the required lead‑based paint disclosure materials early in this period.
Days 3 to 21–30: Loan, appraisal, and financing
If you are financing, submit your complete loan package right after opening escrow. Underwriting often takes 2 to 3 or more weeks, depending on file complexity. A loan contingency is commonly 17 to 21 days, sometimes up to 30 days, based on your contract.
Your lender orders the appraisal. Appraisals typically take 7 to 14 days to complete but can run longer when appraisers are busy. If the appraisal is below the contract price, you and the seller may renegotiate, you may increase your down payment, or you may cancel if protected by your contingency.
Title and HOA review
The title company issues a preliminary title report early in escrow. You, your agent, and your lender review easements, liens, and other exceptions. Clear title is required to close, and curing a title issue can take days or weeks.
For condos and planned developments, you receive HOA documents such as CC&Rs, bylaws, financials, minutes, and a resale certificate. Buyers typically have 3 to 10 days to review. If the documents raise material concerns, you can request clarification, negotiate, or cancel within your contingency.
Marin‑specific checks that impact timing
- Wildfire and insurance. Marin’s wildfire exposure can make insurance more complex. Lenders require a hazard insurance binder before funding, so start insurance quotes early to avoid delays.
- Septic and wells. Some Marin homes are on septic systems or private wells. Scheduling inspections, reviewing pumping records, and confirming permits can add time if repairs or compliance steps are needed.
- Older homes and permits. Many homes have remodels with incomplete permit records. Researching permits or arranging retroactive documentation can extend timelines.
- Natural hazard review. Marin has special flood zones, landslide‑prone areas, and wildfire risk. You will review the Natural Hazard Disclosure and may order extra inspections if the site warrants it.
- HOA responsiveness. Some associations take time to compile resale packages and financials. Slow delivery can push your review period and the closing date.
- County processing. Marin County Recorder and permitting offices have their own processing speed. Record retrieval and recording queues can affect timing.
Insurance, final conditions, and signing
Your lender issues final approval once you satisfy all conditions. You must provide proof of hazard insurance before closing. In high‑risk wildfire areas, insurers may request additional information or specific mitigation steps, which can add days.
Escrow prepares your final settlement statement and coordinates signing. Most signings happen in the last 3 to 5 days before the close date. You wire your remaining funds per escrow instructions, and your lender funds the loan shortly before or on the day of recording.
Recording and getting the keys
The title company records the deed and deed of trust with the Marin County Recorder, often on the same day as funding or the next business day. After recording, escrow disburses funds. Keys transfer according to your contract, often at recording or close of escrow.
Typical contingencies at a glance
- Inspection contingency. Commonly 7 to 17 days. You inspect, negotiate, then remove or cancel by the deadline.
- Loan contingency. Often 17 to 30 days. You obtain approval and remove or cancel by the deadline.
- Appraisal contingency. Usually aligned with your loan timeline. Low appraisal can trigger renegotiation, extra down payment, or cancellation.
- Title contingency. You review the preliminary title report and require clear title to close. Resolving issues can take days or weeks.
- HOA document review. Typically 3 to 10 days for condos and planned developments, as set in the contract.
Common delays and how to avoid them
- Lender underwriting. Self‑employed income, multiple assets, or unusual property types take longer. Share documents early and respond quickly to conditions.
- Appraisal scheduling. Order early, especially during busy seasons, and keep access flexible.
- Insurance hurdles. Wildfire risk can slow insurance placement. Start quotes as soon as you open escrow and be ready to provide property details.
- Title issues. Old liens or missing releases need time to clear. Experienced escrow officers can help track down payoffs and releases.
- HOA documents. Request the package early. Build in time to review financials and minutes.
- Inspection discoveries. Major repairs can lead to credits, repair escrows, or extra inspections. Front‑load critical inspections like sewer, roof, and pest to surface deal‑breakers early.
Pro tips that help:
- Get a strong preapproval before you write. It compresses your loan timeline and reduces surprises.
- Order key inspections as soon as escrow opens. Sewer scope, pest, and roof often reveal the biggest issues.
- Flag insurance early. Ask your insurance agent to quote the property address right away.
- If the home has septic, wells, or complex permit history, plan extra time and specialist reports.
- Work with an escrow and title team experienced with Marin’s recording and HOA rhythms.
Sample timelines you can use
Financed purchase, conservative 30–45 days
- Day 0: Offer accepted, earnest money deposited, escrow opened.
- Days 1–3: Seller disclosures delivered, preliminary title report issued, inspections scheduled, loan package submitted.
- Days 3–14: Inspection window. You review reports and request repairs or credits. Seller replies in about 48–72 hours.
- Days 7–21: Appraisal ordered and completed. HOA documents reviewed if applicable. Title exceptions addressed.
- Days 21–30+: Loan approval and final conditions cleared. You and the seller sign closing documents. Funds are wired.
- Closing day: Recording with Marin County and key transfer per contract.
Accelerated cash, 7–14 days
- Day 0: Offer accepted, escrow opened, deposit delivered.
- Days 1–3: Disclosures and title report delivered. You complete expedited inspections within 48–72 hours.
- Days 3–7: Inspections cleared or short repair negotiations. Title exceptions reviewed. You sign closing documents and wire funds.
- Days 7–14: Recording and keys.
What you will sign and receive
From the seller you receive disclosures, the Natural Hazard Disclosure, and HOA resale documents if applicable. You also receive any agreed repair receipts and, at closing, keys and openers.
From you, the buyer, escrow collects loan documentation, contingency removals, proof of insurance, and your final funds by wire.
From escrow and title you receive escrow instructions, the preliminary title report, the Closing Disclosure or HUD‑1, the settlement statement, the deed, and the title policy after recording.
From inspectors and vendors you receive the home inspection report, pest report, sewer or septic reports, roof or structural evaluations if ordered, and any required certificates.
Closing costs to expect
Closing costs vary by deal. You typically see an escrow fee, title insurance premiums, lender fees and loan charges if you are financing, recording fees, possible county or city transfer tax, prorated property taxes, and any HOA transfer or capital contribution fees. Any agreed seller credits or repair credits appear on your settlement statement.
After closing checklist
- Confirm utilities are transferred to your name.
- Update your insurance policies with final details and mailing address.
- Review property tax mailings and file for any exemptions or assessments that apply to you.
- Save your closing package and warranties in a secure place.
Work with a Marin team that keeps escrow on track
A smooth closing comes from clear sequencing, fast decisions, and proactive problem solving. You can keep momentum by front‑loading inspections, staying responsive to your lender, and starting insurance early. If you want a high‑touch team that brings legal fluency, construction insight, and local know‑how to each step, connect with Matt Knight for a confidential consultation.
FAQs
How long does escrow take in San Rafael with financing?
- Most financed escrows in Marin close in about 30 to 45 days, depending on lender timelines, appraisal scheduling, title, HOA document review, and repairs.
What is a typical inspection contingency in Marin?
- Buyers often negotiate 10 to 17 days to complete inspections and decide whether to remove the contingency, request repairs or credits, or cancel per the contract.
How can wildfire risk affect my closing in Marin?
- Insurance can take longer to place, and lenders require proof of coverage before funding, so start insurance quotes early and be ready to provide property details.
What happens if the appraisal comes in low during escrow?
- You may renegotiate price, add more down payment to bridge the gap, or cancel if protected by your appraisal or loan contingency.
When do I get the keys to my San Rafael home?
- Keys usually transfer at recording or the close of escrow, as specified in the purchase contract and coordinated by your escrow officer and agents.
Can contingency deadlines be extended in Marin County?
- Yes, most deadlines are negotiable and can be extended by mutual agreement to address underwriting delays, HOA document timing, repairs, or title issues.
