Buying a home in New Jersey follows a fairly predictable order, but a few steps work differently here than in many other states. Attorney review is the best example. Knowing what happens in each phase, and what can slow it down, makes the whole process calmer.
This guide goes phase by phase. It does not give a fixed number of weeks, because timing depends on your loan, the property, the seller’s situation and the town. Where a deadline is set by law or by a regulator, it is noted with the source.
Phase 1: Get your finances ready
Before you look at homes seriously, talk to a lender. A preapproval tells you what a lender is willing to lend based on your income, debts, assets and credit, and it shows sellers you are a serious buyer.
When you formally apply for a mortgage, the lender must give you a Loan Estimate within three business days of receiving your application, according to the Consumer Financial Protection Bureau. It lists the estimated rate, monthly payment and closing costs. Get Loan Estimates from more than one lender so you can compare them line by line.
If you are a first-time buyer or have a modest income, look at the New Jersey Housing and Mortgage Finance Agency (NJHMFA). Its homebuying roadmap includes working with a participating lender and attending a homebuyer counseling course. NJHMFA sponsors HUD-approved housing counseling agencies around the state that offer free or low-cost advice.
What slows this phase down: missing paperwork, recent job changes, and new debt. Avoid opening new credit or making big purchases while you are buying.
Phase 2: Choose your agent and sign the agreement
Under a 2024 New Jersey law, brokerage firms must enter into a brokerage services agreement in residential transactions, signed before or as soon as reasonably practical after the firm starts working for you, and the agreement must state that broker compensation is fully negotiable and not set by law (DOBI Bulletin 24-11). You should also receive the Consumer Information Statement, which explains the types of business relationships.
For a deeper look at what to ask before you sign, see our guide to choosing a real estate agent in New Jersey.
Phase 3: Search and tour homes
Make a short list of must-haves and nice-to-haves, and decide which you would trade. When you tour, look past the staging:
- the age of the roof, furnace or boiler, air conditioning and water heater,
- signs of water in the basement or around windows,
- the electrical panel, and
- whether additions or finished basements appear to have been permitted.
Ask for the seller’s Property Condition Disclosure Statement, including its flood questions. New Jersey’s flood risk disclosure law added those questions starting March 20, 2024 (NJ Department of Community Affairs). Read the disclosure before you make an offer if you can, and ask your attorney about anything unclear.
Also ask for the current tax bill and any association documents. Our guide to the cost of owning a home in Middlesex County explains how to check taxes, insurance and flood risk.
Phase 4: Make an offer and sign the contract
Your offer usually sets the price, deposit, mortgage contingency, inspection terms and closing date. Your agent can help you decide on terms based on comparable sales and the competition for that home.
Once both sides sign, the contract is not necessarily final yet. When a New Jersey real estate licensee with a commission or fee interest prepares a contract to sell a home with one to four dwelling units (or a vacant one-family lot), state rules at N.J.A.C. 11:5-6.2 require it to include an attorney review clause. The required notice says the contract “will become final within three business days” and that during this period you may choose to have an attorney review and cancel it. The rule spells out the details, including how the period is counted and how notice must be delivered. If you buy without a licensee preparing the contract, or the property is a different type, ask your attorney what review rights you have.
Phase 5: Attorney review
Many New Jersey buyers and sellers hire a real estate attorney at this point. Under the required clause, if an attorney for either side disapproves the contract, the attorney must give notice within the three-day period; otherwise the contract becomes legally binding as written. This applies to contracts that contain the clause. In practice, attorneys often use this window to propose changes. Common topics include inspection terms, the mortgage contingency date, the closing date and what stays with the house.
What slows this phase down: back-and-forth on terms. If attorneys are negotiating, the contract is not final until review is resolved.
Phase 6: Inspections
Your contract sets how long you have for inspections. Inspections buyers often consider include a general home inspection, wood-destroying insect inspection, radon testing, and, for older homes, a search for a buried oil tank. Septic and well testing apply where the home has them. Your inspector and attorney can tell you what makes sense for the property.
After inspections, your attorney typically handles requests for repairs or credits. Focus on safety, structure, water and major systems rather than small cosmetic items.
Phase 7: Appraisal and mortgage commitment
Your lender orders an appraisal to confirm the home’s value supports the loan. If it comes in low, you may need to renegotiate, bring more cash, or use your contract’s options.
Underwriting reviews your file and the property. When the lender is satisfied, it issues a mortgage commitment, often with conditions. Watch the mortgage contingency date in your contract and stay in touch with your lender and attorney if it is at risk.
During this phase, also:
- arrange homeowners insurance, and flood insurance if your lender requires it or you want it,
- respond quickly to every lender request, and
- keep your finances stable.
Phase 8: Town requirements and title
Before closing, the seller usually needs to handle local requirements, which vary by town. In East Brunswick, for example:
- The Township says that by ordinance it does not require or issue a Certificate of Occupancy for residential resales or rentals (East Brunswick Construction Inspection).
- Smoke alarm and carbon monoxide alarm inspections for closings are scheduled through the fire marshal’s office. The Bureau of Fire Safety for East Brunswick Fire Districts 1 and 3 asks for requests at least two weeks before the closing date and lists fees of $50 when scheduled more than 10 days before closing, $75 at 4 to 10 days, and $125 at 4 days or less (request page, checked November 6, 2026). Confirm which fire district covers the address and the current fee before scheduling.
Other Middlesex County towns have different rules, so check with the municipality for any home outside East Brunswick.
Meanwhile, your attorney or title company orders a title search and title insurance, checks for liens and confirms the survey requirements.
Phase 9: Final numbers and walk-through
Your lender must give you the Closing Disclosure at least three business days before you close on the loan (CFPB). Compare it with your Loan Estimate and ask about any changes.
On the seller side, the Division of Taxation says the state’s Realty Transfer Fee is imposed on the seller for recording the deed, unless an exemption applies. Other state fees can apply in some sales. Your attorney will confirm which fees apply to yours.
Shortly before closing, do a final walk-through to make sure the home is in the agreed condition and that agreed repairs were done.
Phase 10: Closing and keys
At closing, you sign the loan documents and the deed is transferred. Bring the identification and funds your attorney or title company asks for. Always confirm wire instructions by phone using a number you already know, because closing wire fraud is a real risk.
Then you get the keys.
A quick summary
- Get preapproved and compare Loan Estimates.
- Choose an agent and read the brokerage services agreement.
- Tour homes and review disclosures, including flood risk.
- Make an offer and sign the contract.
- Go through attorney review.
- Complete inspections and resolve requests.
- Get the appraisal and mortgage commitment.
- Handle town requirements, title and insurance.
- Review the Closing Disclosure and do the walk-through.
- Close and move in.
Ready to start?
If you are starting to buy a home in New Jersey, or need to sell your current home first, Shweta Patil can help you plan the order of steps. Get in touch to talk about your timing.
This article is general information, not legal, tax or lending advice. Rules, fees and local requirements change. Please consult a New Jersey real estate attorney and your lender about your situation. Shweta Patil is affiliated with Weichert Realtors, East Brunswick office. Sources checked November 6, 2026.