Missing a single contract deadline can cost you time, money, and even your earnest money in a Colorado home purchase. If you are buying or selling in Denver, you need a clear plan for each date in the contract so there are no surprises. In this guide, you will learn the key deadlines, typical Denver timelines, and the risks and strategies that help you stay on track. Let’s dive in.
How Colorado contracts set deadlines
Most Colorado homes are sold using the Colorado Real Estate Commission approved Contract to Buy and Sell and related addenda. These forms spell out the important dates for earnest money, inspections, title and HOA review, appraisal, loan commitment, closing, and possession. The contract controls, so always check the exact dates and clauses in your signed agreement.
Many deadlines are negotiable. If the contract is silent, you do not automatically get more time. Some forms define whether days are calendar or business days. If not specified, many practitioners treat days as calendar days. Missing a deadline can change rights, trigger default, or put your earnest money at risk, depending on the contract.
The must-know deadlines
Earnest money deposit
The earnest money shows you are committed and is usually held by a title company or broker escrow. The timing is set in the contract and should be delivered exactly as instructed.
- Typical Denver timeframe: Due within 1 to 3 business days after acceptance, or within 48 to 72 hours if stated.
- Why it matters: A late or missing deposit can allow the seller to cancel or claim breach.
Inspection and objection
Your inspection period covers general inspections and any specialized checks you choose, such as radon, roof, HVAC, or pest. By the objection deadline, you either accept the condition, request repairs, or terminate under the contract’s terms.
- Typical Denver timeframe: 7 to 10 days is common. In competitive cases, 3 to 5 days may be used.
- Why it matters: If you miss the objection deadline, you usually accept the property condition as is.
Title, survey, and HOA review
You will receive a title commitment that lists exceptions and recorded matters, plus any survey and HOA documents if applicable. You have a set deadline to object to unacceptable items.
- Typical Denver timeframe: Often aligned with inspection at 7 to 10 days, though some contracts separate these dates.
- Why it matters: Restrictions, liens, special assessments, or HOA litigation can affect use, cost, or financing.
Loan application and loan commitment
You must apply for your loan promptly and obtain a formal commitment by a set date. Sellers rely on this deadline to know financing is solid.
- Typical Denver timeframe: 21 to 30 days from acceptance, with 21 days common in faster markets.
- Why it matters: Missing this date can allow a seller to terminate or claim the earnest money, depending on the contract.
Appraisal
Most lenders require an appraisal to confirm value. If the appraisal comes in below the purchase price, the parties need to address the gap.
- Typical Denver timeframe: Often within 14 to 21 days, and usually inside the overall financing window.
- Why it matters: A low appraisal can derail the deal unless you renegotiate or bring extra cash.
Closing and possession
Closing is when funds transfer and the deed records. Possession can be immediate or on a set date or time after closing.
- Typical Denver timeframe: Many closings occur 30 to 45 days after acceptance. Shorter or longer schedules are possible based on loan or seller needs.
- Why it matters: Missing the closing date can lead to extensions or default claims.
Final walk-through
You will complete a last check of the home to confirm its condition and any agreed repairs before closing.
- Typical Denver timeframe: Within 0 to 3 days before closing.
- Why it matters: It is harder to address problems after closing than before you sign.
Repair completion and acceptance
If the seller agrees to repairs, the contract can set a repair completion date and a window for your acceptance.
- Typical Denver timeframe: Based on scope, but often scheduled to finish before closing.
- Why it matters: Unfinished work can require credits, holdbacks, or delays.
HOA estoppel and transfer documents
For condos and planned communities, HOAs provide statements of dues, special assessments, and governing documents needed by the buyer and the lender.
- Typical Denver timeframe: A few days to 2 or more weeks depending on HOA responsiveness.
- Why it matters: Slow or problematic HOA responses can delay financing and closing.
Earnest money release and dispute timelines
If a contract terminates and the parties disagree about the earnest money, the contract and escrow instructions control how funds are released.
- Typical Denver process: Parties often must provide mutual written instructions or follow dispute resolution provisions.
- Why it matters: Earnest money disputes can take time, and escrow holders typically keep funds until resolution.
Denver-specific timing factors to plan for
Denver can be competitive, and sellers often favor offers with shorter inspection or response periods. This can help you win, but it raises risk if issues surface later. Plan your offer strategy with your agent so you understand the trade-offs.
Many newer neighborhoods use metro or special districts that levy extra assessments. Build in time to receive and review these details because lenders consider them part of your monthly housing costs.
Condos and many communities in Denver have HOAs. HOA document timing and any estoppel fees need to be accounted for in your contract dates. Some HOAs respond quickly while others take longer.
Lenders and appraisers can face backlogs during busy seasons. Order the appraisal quickly and set a loan commitment date that gives your lender realistic time to underwrite.
Radon testing is common in Colorado. If you want a radon test, schedule it at the start of your inspection period so results arrive before your objection deadline.
What to do in the first 72 hours
Move fast in the first three days to set the entire deal up for success.
- Deliver your earnest money exactly as the contract instructs, keep proof of delivery, and confirm receipt with the escrow holder.
- Start your loan application the same day the offer is accepted and share the contract with your lender.
- Schedule the general inspection immediately and book any specialists, including radon, roof, or sewer scope as needed.
- Request HOA documents right away and ask about expected timing and fees.
- Put every deadline on a shared calendar and set reminders 48 hours in advance.
- Confirm who will order the appraisal and when it will be requested.
How to count days and deliver notices
Always follow the contract’s definition of days. If your contract uses calendar days, count every day and know how weekends and holidays affect delivery cutoffs. If your contract uses business days, exclude weekends and recognized holidays.
When you deliver an objection, notice to terminate, or other document, use the delivery methods stated in the contract. Email is common, but verify addresses and keep a timestamped record. Save all receipts and confirmation emails. If you need more time, ask early and document extensions in a written amendment signed by both parties.
A simple deal timeline for Denver
These ranges are common starting points. Adjust them to match your signed contract.
- Day 0: Contract acceptance by both parties.
- Days 0 to 3: Deliver earnest money. Start your loan application.
- Days 0 to 7: Inspection period and any objections by the deadline.
- Days 0 to 7 to 10: Title, survey, and HOA review with any objections by the set date.
- Days 7 to 21: Appraisal ordered and completed as the lender schedules.
- Days 21 to 30: Loan commitment delivered.
- Days 30 to 45: Closing and funding. Possession per contract.
- 0 to 3 days before closing: Final walk-through.
Strategy tips for buyers and sellers
Buyer playbook
- Balance speed and safety. Shorter inspection windows make offers stronger but leave less time to discover issues. Book inspections right away and keep backup vendors.
- Anticipate appraisal risk. If prices are rising and inventory is tight, discuss whether your offer needs appraisal gap language and how much cash you are comfortable bringing if needed.
- Leave time for HOA and districts. If you are buying a condo or a home in a metro district, set realistic dates for document delivery and review.
- Put extensions in writing. If you need more time for appraisal or loan commitment, ask early and sign a written amendment.
Seller playbook
- Use timelines to vet buyer readiness. Reasonable yet firm dates for earnest money, inspection, and loan commitment help you gauge seriousness.
- Clarify repairs. If you agree to repairs, set a completion date and specify proof of completion so there is no last-minute confusion.
- Plan possession. If you need a rent-back after closing, make that part of your negotiations and tie it to clear dates and terms.
- Ask for updates. Request lender progress updates to reduce surprises near the loan commitment date.
Stay on track with a trusted guide
Clear contract dates and good communication are the backbone of a smooth closing in Denver. When you plan each deadline, book vendors early, and document every delivery, you reduce risk and protect your earnest money. If you want a calm, deadline-driven path to the closing table, partner with a local pro who manages the timeline from offer to keys. Book a consultation with Ryan Haarer to align your dates, strategy, and next steps.
FAQs
In Colorado home purchase contracts, what happens if I miss the inspection objection deadline?
- You typically lose inspection-based termination rights and are deemed to accept the property condition as is, subject to any other protections in your contract.
In Denver real estate contracts, are deadlines calendar days or business days?
- It depends on your contract; many common forms treat days as calendar days unless the contract says otherwise, so always confirm the definitions you signed.
For Denver condo purchases, who pays HOA estoppel or document fees?
- Often the seller pays for HOA documents and estoppel, but it is negotiable and should be checked in your contract and addenda.
In Colorado home loans, what if the appraisal comes in low compared to the price?
- You can bring extra cash, ask the seller to reduce the price, renegotiate terms, or terminate under a financing contingency if your contract allows it.
In Denver transactions, can contract deadlines be extended after both parties sign?
- Yes, if both parties agree and sign a written amendment; verbal extensions are risky and should be avoided.
In Colorado purchase agreements, can a seller cancel if the buyer misses the loan commitment date?
- Depending on the contract and whether the buyer used diligent efforts, the seller may be able to terminate or claim earnest money, though extensions are often negotiated.
For Denver closings, when should I schedule the final walk-through?
- Typically within 0 to 3 days before closing, as stated in your contract, so you can verify condition and repairs before signing.
