Before you go further
- The Closing Disclosure arrives at least three business days before closing.
- Confirm homeowners, wind and flood coverage start on the closing date.
- Verify wiring instructions by phone with a number you found yourself.
Closing on a beach home has all the usual steps plus a few coastal ones. Missing one, such as a flood policy that is not in force or a rental booking nobody mentioned, can delay the closing or create a costly surprise afterward. Use this checklist in the final weeks.
Two to three weeks before closing
- Insurance bound: homeowners, wind or hurricane, and flood policies arranged with a start date matching closing. Send proof to your lender.
- Flood paperwork: copy of any elevation certificate and the flood zone determination.
- Association documents: for a condo or HOA, budget, rules, minutes and any planned assessments reviewed.
- Rental status: list of future bookings, deposits held and whether they transfer; status of any rental permit.
- Repairs: agreed repairs scheduled, with receipts and permits to be provided.
One week before closing
- Loan conditions cleared: confirm with your lender that nothing is outstanding.
- Cash to close confirmed: the exact amount and the approved method of payment.
- Utilities scheduled: electricity, water, internet and trash set to switch on the closing date.
- Keys and codes: ask how many keys, garage remotes, gate fobs and keypad codes will be handed over.
- Furnishings list: for a furnished home, a written inventory of what stays.
- Manager handover: if a rental manager is involved, a meeting or call scheduled for the week after closing.
Buyers of second homes often close from a distance. If you cannot attend in person, ask the settlement agent early how remote or advance signing works and which documents need a notary, so nothing waits on shipping at the last minute.
The Closing Disclosure
At least three business days before closing, your lender must give you the Closing Disclosure, a five-page form with your final loan terms and costs. Compare it line by line with your Loan Estimate. On a beach home, pay special attention to the escrow section, where insurance and tax amounts can be large, and to any credits from the seller.
Moving the money
The settlement agent, which may be a title company, escrow company or closing attorney depending on the area, will send instructions for your funds. Call them at a phone number you found yourself to confirm the instructions before you send anything. Treat any email saying the instructions have changed as a warning sign.
Tip: If you are buying from out of town, ask early whether you can sign some documents remotely or in advance, and whether any need a notary. It saves a last-minute scramble.
Final walk-through: coastal edition
Walk through the home shortly before closing, ideally after any agreed repairs. Along with the usual checks of faucets, lights, appliances, heating and cooling, look at:
- Storm shutters or panels: are they all there, and do they work?
- Under the house: pilings, storage areas and any signs of recent water.
- Decks, stairs and walkways: no new damage.
- Outdoor equipment: air-conditioning units and outdoor showers working.
- Items included in the sale, such as furniture in a furnished rental, present as agreed.
If a storm passed through between contract and closing, ask for an updated inspection of affected areas before you sign.
Take photos and short videos during the walk-through. They document the condition on the day you took over the home, which helps if a question comes up later.
At the table
You will sign the Closing Disclosure, the promissory note, the mortgage or deed of trust and other documents, some notarized. The seller signs the deed. Once funds are disbursed, you receive the keys and the documents are recorded with the county.
The first week as owner
| Task | Why |
|---|---|
| Change or rekey locks and update any keypad codes | Previous owners, renters and cleaners may have access |
| Transfer utilities, internet and trash | Avoid gaps between owners |
| Set up a local contact | Someone to check the house after storms |
| Store documents safely | Insurance policies, elevation certificate and closing papers in one place, plus copies off-site |
| Contact the rental manager | If keeping bookings, confirm handover details |
Build a storm plan
Before your first storm season, decide who will put up shutters, move outdoor furniture and check the house afterward. Photograph each room and your belongings for insurance purposes. Know how to contact your insurers and what each policy covers. FEMA notes that most homeowners policies do not cover flood, so keep your flood policy details handy too.
Done
With insurance in force, paperwork organized and a storm plan in place, you can enjoy what you bought the home for. For the steps that led here, see Buying a Beach Home, Step by Step and Inspecting a Beach House: Salt Air, Pilings and Storm Damage.