After weeks, or even months, of searching, negotiating, and packing, closing day finally arrives. It’s the finish line, the moment you get the keys to your new home or officially pass them on to a new owner. I’ve had the privilege of sitting at many closing tables, and I can tell you that the feeling of relief and excitement is fantastic. But I’ve also seen that final step get derailed by last-minute surprises that cause stress and delays.

The truth is, a lot can happen in the 24 hours leading up to the closing. While most transactions go smoothly, being prepared for potential bumps in the road is the best way to protect your interests and your peace of mind. Think of me as your guide for this final leg of the journey. Let's walk through the ten most common closing-day surprises I’ve seen and, more importantly, what you can do to prepare for them.

1. The Final Walk-Through Reveals Problems

You arrive for your final walk-through, expecting to see the house in the same condition as when you made the offer, only to find a new dent in the wall from the movers or that an agreed-upon appliance is missing.

  • How to Prepare: The final walk-through is not just a formality; it's your last chance to ensure everything is as it should be. Bring a copy of your purchase agreement. Check that all negotiated repairs have been completed and that all included items (like appliances or light fixtures) are still there. If you find an issue, don’t panic. We can often resolve it by having the seller’s agent hold back funds in escrow to cover the cost of the repair.

2. Last-Minute Financing Snags

This is one of the most stressful surprises. Your loan was approved, but now the lender has a last-minute issue. This often happens if a buyer’s financial situation changes between pre-approval and closing.

  • How to Prepare: Once you are under contract, do not make any major financial changes. Don’t quit your job, open new credit cards, or make a large purchase like a car or furniture. Lenders often re-verify your credit and employment right before closing. Keep your finances stable until the keys are in your hand.

3. The Closing Disclosure Has Errors

You receive your final Closing Disclosure (CD), a document that outlines all the loan terms and fees, and the numbers don’t look right. You might see an unexpected fee or a different interest rate.

  • How to Prepare: You should receive your CD at least three business days before closing. This is by law, and it's designed to give you time to review it. Compare it carefully with the Loan Estimate you received earlier. If you see any discrepancies, contact your lender and your agent immediately. It’s much easier to fix an error before you’re sitting at the closing table.

4. You Didn’t Bring the Right Funds

You show up to closing with a personal check, only to be told you need a certified check or a wire transfer. This is a common hiccup for first-time buyers.

  • How to Prepare: A few days before closing, your agent or the title company will give you the final amount you need to bring and specify the required payment form. Personal checks are almost never accepted for closing costs. Plan ahead to get a certified check from your bank or to arrange a wire transfer. Always call the title company directly to verify wire instructions to avoid fraud.

5. A Key Person Is Missing or Unavailable

The seller is stuck in traffic, or the notary is running late. Delays can happen, and sometimes they can push your closing to the next day.

  • How to Prepare: While you can’t control traffic, you can be proactive. Confirm your closing time and location with all parties a day or two in advance. Schedule your movers for the day after closing, not the day of. This gives you a buffer in case of unexpected delays and reduces a ton of stress.

6. There's a Cloud on the Title

The title search, which is meant to ensure the seller has the legal right to sell the property, uncovers a problem at the last minute. This could be an old, unpaid lien from a contractor or a claim from a previously unknown heir.

  • How to Prepare: This is why you buy title insurance. The title company works to resolve these issues before closing. While a major problem can cause delays, most minor issues can be cleared up quickly. This is one of those things you hire professionals to handle, so trust the process.

7. The Seller Hasn’t Moved Out Yet

You arrive for your walk-through on closing day to find the seller is still in the middle of packing. Their moving truck is late, and the house is in disarray.

  • How to Prepare: A good agent will confirm the seller’s moving plans well in advance. We can write terms into the contract specifying that the property must be vacant and clean before the final walk-through. If a seller needs more time, we can arrange a post-closing possession agreement, but this needs to be handled legally to protect you.

8. Forgetting to Bring Your ID

It sounds simple, but it happens. You need to provide a valid, government-issued photo ID at closing to have your signature notarized. An expired driver’s license won’t work.

  • How to Prepare: The week of closing, make a checklist of everything you need to bring. This includes your ID, the required funds, and any other documents requested by the title company or lender. Put them all in a folder so nothing gets left behind.

9. The Property Is Not Clean

Your contract likely states that the home should be left in "broom-swept" condition, but you arrive to find trash left behind and dirty floors.

  • How to Prepare: Address this during the final walk-through. It’s another issue where we might be able to negotiate a credit from the seller to pay for a cleaning crew. It’s not ideal, but it’s a practical solution that keeps the closing on track.

10. You Feel Rushed at the Table

You're at the closing table, and a mountain of paperwork is pushed in front of you. You feel pressure to sign everything quickly without really understanding it.

  • How to Prepare: Remember, you have the right to understand what you’re signing. Don’t be afraid to ask questions. That’s what your agent and the closing agent are there for. If something doesn't seem right, pause the process. It's better to take an extra 30 minutes to get clarity than to sign a binding document you don't understand.