Idaho Home Buying and Escrow Process


  • Idaho's escrow process is similar to other states where an escrow agent, closing agent, or representative from a title company is used to complete the transaction.
  • The buyer's funds are held by a neutral third party, as is the purchase contract, until an escrow agent verifies that both parties have performed their roles in the transaction and prepares the new title.
  • Documents are signed and payments made on the closing date, and within a few days, the escrow company then disburses all funds and the listing agent delivers the keys to the property to the buyer.

Step by Step

Part 1: Disclosures, inspections, and credits

These are the initial tasks once a buyer is in contract, and are most often done in parallel to Part 2: The mortgage process:

  1. An offer is accepted by the seller and a contract is signed. The escrow process begins (a.k.a. escrow is 'open.')
  2. A deposit, called earnest money, is deposited with the seller's real estate brokerage, an escrow agent, or an attorney depending on the contract (never to the seller directly). Escrow companies are often part of a title company, but work as separate divisions.
  3. The buyer reviews and signs off on any disclosures, usually attached in a standard form as an addendum to the purchase contract. These disclosures vary based on property type, but often include things like known flaws with the property, prior improvements or repairs, and potential environmental hazards. In Idaho, within 10 days of acceptance of the contract, a mandatory form called a seller's property disclosure form is provided by the seller. Though it's required by law, sellers may also see this as beneficial to themselves, and believe that buyers will build these pre-disclosed facts into the contract price (and thus sellers may be reluctant to provide any credits for these defects).
  4. The buyer has a certain number of business days after acceptance of the contract to conduct inspections on the home and communicate any problems found to the seller. In Idaho, common inspections include an intial inspection by a licensed home inspector and additionally a termite inspection. A property survey may also be performed during this period.
  5. If the buyer finds anything objectionable during inspections, they can report these defects to the seller and terminate the contract, or they can ask the seller to remedy the defects they found (or provide closing cost credits to cover the repairs). Sellers have three options: a) agree to all of the buyers's requests, b) offer a modified solution back to the buyer, or c) decline to make any amends. In response, the buyer can to continue to negotiate, accept the seller's position, or walk away. All of this, of course, is done in writing.
  6. The buyer may also negotiate for a home warranty (a.k.a. 'home protection plan') that covers major appliances from failure for a time period after the sale, typically a year.

Part 2: The mortgage process

For those borrowing to purchase their home, the mortgage process is usually the the most stressful and opaque part of the transaction. It's best to start as early as possible and be ready to produce lots of documentation. The following is the general process in Idaho:

  1. A buyer submits a loan application to their lender, either directly or through a mortgage broker. See a sample Uniform Residential Loan Application used in Idaho. Of course, well before this point, a pre-qualification or pre-approval with a lender should have been acquired.
  2. The lender sends a "Good Faith Estimate," or GFE, to the buyer that is a breakdown of estimated closing costs. The final costs are likely to deviate from this estimate. See a sample GFE at
  3. The buyer sends a series of personal financial disclosures to the lender. These vary by situation, but the most commonly requested documents are:
    • Several months of statements for each bank account a borrower holds (including any investment accounts)
    • Several months of statements for any outstanding loans, lines of credit, or other liabilities. This can also include documentation of rent payments.
    • Up to two years of tax returns, released to the lender via an authorization submitted by the buyer using IRS form 4506-T.
    • Recent pay stubs and contact information for each borrower's employer. The number of pay stubs varies by situation.
    • Any other disclosures that are material to a borrower's financial situation. This includes but is not limited to marriage licenses, divorce settlements, child support, liens, bankruptcies, or judgments. If there's something that affects how much money you have on hand that isn't shown by simply looking at your salary, be prepared to document it.
    • Explanation of any credit inquiries
    • Substantiation of any large deposits or cash gifts that aren't regular income. In some cases, a large cash gift may look similar to a personal loan by a friend or family member, and lenders will require gift letters from those that gave you the cash gift, stating that the gift was not a loan. They may also ask for itemized deposit slips. The exact amount that triggers this requirement varies by situation (for instance, a $1,000 cash gift may be material to a single borrower that makes $35,000/yr but may not be material to a borrower that makes $350,000/yr), so it's good practice to ask your lender if you suspect you might have a material cash gift or large deposit - so you aren't surprised by this at the last minute.
    • Repeated and updated documentation of any of the above. Keep in mind: to a lender, anything can happen to a borrower's personal financial situation and credit during the escrow process. Thus, you may be asked more than once for the same type of document so that your lender has the most recent pay stubs, rent receipts, bank statements, or other disclosures that may change over time. Any material changes in these documents -or any element of your personal financial situation- may require the lender to reassess your eligability for the loan for which you've applied.
  4. The lender renders a preliminary approval decision, and if appropriate, issues a preliminary loan approval, stating its willingness to fund the mortgage provided certain conditions are met. These conditions usually include appraisal (so the lender can confirm that the property you're buying isn't worth far less than you're paying) but will also generally include any material change in your situation -or the property- as initially disclosed to your lender.
  5. Within a number of business days after acceptance of the contract, buyers must provide a conditional approval by the lender that states that the buyer's credit report, income verification, debt ratios, and other key financial requirements are satisfactory to the lender and that the buyer will be approved if appraisal comes in at or above the purchase price. A plain-English way to state this would be a 'loan commitment letter' (which often includes conditions like appraisal) or a 'conditional loan approval.' Providing this proof to the seller results in removing the loan contingency to the contract. If the buyer is unable to make this happen in the time frame given (or if the buyer gets rejected by their lender), then the seller can notify the buyer and cancel the contract within a number of days after the expiration of the loan contingency date.
  6. An appraisal is ordered by the lender or mortgage broker via a central directory of appraisers (often called an Appraisal Management Company or AMC). Choosing a specific appraiser is not possible, but an agent or a mortgage broker can reject an appraiser and ask for a new one. If the appraisal comes in lower than the purchase price, a lender can decline to approve the borrower unless a change is made to the purchase price or the size of the downpayment. In most Idaho contracts, an appraisal contingency is stated that requires the property to appraise at or above purchase price, or the buyer is entitled to walk away and recoup their earnest money depos

This document is a community edited guide, is not legal advice, and is subject to changes, modifications, and may contain inaccuracies or out-of-date information. As with any important financial transaction, consult a real estate professional and/or an attorney. See our terms of service for more information.

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