Buying or selling a home in Kāne‘ohe and not sure what actually happens once your offer is accepted? You are not alone. Escrow in Hawai‘i has a clear rhythm, but local details like Land Court recording, termite inspections, and association documents can make the process feel complex. In this guide, you will learn the key steps from offer to recording, typical timelines, who does what, and Windward O‘ahu specifics that can affect your closing. Let’s dive in.

Hawaii Escrow Process Steps for Kāne‘ohe Homebuyers

Escrow is a neutral process that holds deposits, collects documents, coordinates payoffs, and prepares your closing so the deed can be recorded and funds can be disbursed. Your escrow and title team manage the paperwork and timing so both sides meet contract deadlines. In Hawai‘i, properties are recorded either in the Bureau of Conveyances or registered in the Land Court. Procedures differ slightly, and your escrow officer handles the correct filing for O‘ahu.

Kāne‘ohe escrow timeline at a glance

Timelines vary by financing, property type, and third-party schedules, but here is what you can generally expect:

• Offer accepted and contract signed. Escrow is opened the same day or within 1 to 2 days.
• Earnest money delivered to escrow within 1 to 3 days.
• Contingencies run at the same time. Inspections are typically 7 to 14 days. Financing is 21 to 45 days. Appraisal often completes 7 to 21 days after the appraisal order.
• Title commitment issued in about 7 to 14 days after ordering. Any title issues are addressed.
• Lender underwriting continues until clear to close. A financed purchase often takes 30 to 60 days. Cash closings can finish in 7 to 21 days when clean.
• Closing and funding occur once conditions are met. The buyer wires funds. The lender and escrow coordinate funding on closing day.
• Recording happens the same day or the next business day. Once recorded, escrow disburses funds to the seller and pays off any liens.

From offer to deposit

Once both parties sign, escrow opens right away. You deliver your earnest money based on the contract, usually within 1 to 3 days. Escrow confirms receipt and holds the funds according to the agreement.

During contingencies

You schedule inspections and review disclosures as soon as possible. The inspection window is typically 7 to 14 days. Financing and loan approval usually take 21 to 45 days, depending on the loan type. Appraisal timing varies and often completes 7 to 14 days after the appraisal is ordered. Title review typically occurs within 7 to 14 days of the title commitment being issued.

Clear to close, then recording

After underwriting issues clear to close, you sign final documents and wire funds. Escrow coordinates funding with the lender. The deed and any mortgage documents are recorded with the proper Hawai‘i authority either the same day or the next business day.

Key documents you will see

Expect these items during a typical Hawai‘i escrow. Your escrow and title team will prepare the necessary forms and guide you on what to sign and review.

• Fully executed Purchase Contract and any addenda
• Earnest money deposit receipt
• Buyer loan application and lender disclosures
• Title commitment or title report
• Seller payoff statements for any mortgages or liens
• Deed prepared by escrow or title
• Closing disclosures and settlement statements
• Seller property disclosures and lead-based paint form if applicable
• HOA documents, CC&Rs, and estoppel certificate for association properties
• Inspection reports for home and wood-destroying organisms
• Appraisal report ordered by the lender
• State and county transfer and conveyance documents prepared by escrow

Review your closing statement carefully well before funding. Ask escrow to clarify any fees or prorations you do not recognize.

Common contingencies in Windward O‘ahu

Most contracts include contingencies and clear deadlines that protect both parties.

• Inspection contingency. Typically 7 to 14 days.
• Termite or WDO inspection. Standard in Hawai‘i due to climate and wood structures.
• Financing contingency. Commonly 21 to 45 days based on loan type.
• Appraisal contingency. Often completes 7 to 14 days after the appraisal order.
• Title review period. Usually 7 to 14 days to raise objections.
• HOA document review and estoppel. Often 7 to 14 days, sometimes longer.
• Sale of other property contingency. Less common in competitive markets and can extend escrow.

Kāne‘ohe and Windward issues to check

Local conditions can influence timelines and negotiations. Stay ahead by planning for these.

• Termites and wood pests. Treatment and repair schedules can add days to weeks.
• Roof and exterior moisture. Windward rain and salt air can reveal hidden damage.
• Septic or cesspool systems. Confirm whether the home is on municipal sewer or a private system. Inspections and upgrades can be time consuming.
• HOA and condo documentation. Some associations take longer to issue estoppel letters and complete packages.
• Coastal and flood considerations. Shoreline setbacks, seawalls, erosion, and FEMA flood zones can affect insurability and repair plans, especially for coastal properties.
• Easements and access. Older Windward properties may include easements that need verification in title.

Who does what in Hawai‘i escrow

Clarity on roles keeps your transaction on track.

• Escrow officer and title agent

  • Open escrow, hold deposits, and prepare closing documents and the deed.
  • Order title work, collect payoff figures, and coordinate disbursements after recording.
  • Prepare and file state recording and transfer documents with the correct authority.

• Buyer

  • Deliver earnest money on time and order inspections promptly.
  • Apply for financing, provide lender documents quickly, and meet loan conditions.
  • Review title and HOA documents within deadlines and send questions early.

• Seller

  • Provide property disclosures and authorize payoff statements.
  • Complete agreed repairs or credits and sign deed documents.

• Real estate agents

  • Track deadlines, coordinate inspections, and facilitate negotiation.
  • Recommend local escrow, title, and inspectors familiar with Windward issues.

• Lender

  • Order the appraisal, underwrite the loan, and issue clear to close.
  • Send closing funds to escrow once conditions are met.

• Title insurer and recording authority

  • Title insurer issues policies for buyer and lender after clearing exceptions.
  • The Hawai‘i recording authority records the deed and mortgage, then public records update.

How to avoid delays

A few proactive steps can save days and reduce stress.

For buyers

• Send earnest money right away and confirm escrow receipt.
• Schedule home and termite inspections immediately.
• Respond to lender requests the same day.
• Read title and HOA documents as soon as they arrive and ask questions early.
• Use verified wire instructions from escrow and confirm by phone.

For sellers

• Complete your property disclosure before or at acceptance.
• Share permits, warranties, and repair invoices upfront.
• Order HOA estoppel early if applicable and prepare for lien payoffs.
• Keep utilities on and allow access for inspectors and appraisers.

For both

• Choose an experienced local escrow and title team.
• Keep communication open and track contingency dates.
• Confirm who pays transfer, recording, and escrow fees according to the contract.
• Build in buffer days for moving in case recording posts the next business day.

What to expect on closing day

On the day you close, the buyer wires funds and both sides sign final documents. The lender funds the loan and escrow completes the settlement. The deed and any mortgage documents are sent for recording with the proper Hawai‘i authority. Recording occurs the same day or the next business day, then escrow disburses funds and keys are typically released.

Real examples of Windward timelines

• Financed resale in Kailua or Kāne‘ohe with no major defects. Expect about 30 to 45 days.
• Cash purchase of a well maintained single family home. Expect about 7 to 21 days.
• Sale with septic work or complex title items. Expect 45 to 90+ days depending on repairs and permits.

Ready to move in Kāne‘ohe?

Escrow does not have to be stressful. With a clear plan, quick responses, and a local team that understands Windward details, you can move from acceptance to recording with confidence. If you would like a step by step strategy tailored to your home or budget, connect with Eric Olson to get started.

FAQs

What is escrow in a Hawai‘i home sale?

• It is a neutral process where an escrow company holds deposits, coordinates documents, payoffs, title work, and recording so the deed transfers and funds disburse correctly.

How long does escrow take in Kāne‘ohe?

• A financed purchase often takes 30 to 60 days. Cash deals can close in 7 to 21 days when there are no major issues.

What is the difference between Land Court and the Bureau of Conveyances?

• Hawai‘i properties are either registered in Land Court or recorded in the Bureau. Each has its own recording procedures, and your escrow and title team file with the correct authority.

Do I need a termite inspection in Windward O‘ahu?

• Termite and wood pest inspections are standard in Hawai‘i due to climate. Findings and treatment schedules are common negotiation points during escrow.

When do I get the keys in Hawai‘i?

• Keys are typically released after the deed records with the Hawai‘i recording authority, which may be the same day as funding or the next business day.

What can delay escrow on the Windward side?

• Common issues include HOA document delays, termite repairs, appraisal timing for unique properties, septic or cesspool work, coastal or permit documentation, and the specific recording process for Land Court properties.

Who pays transfer taxes and closing fees in Hawai‘i?

• Responsibilities can vary by contract and local custom. Confirm the exact breakdown with your escrow officer and review your closing statements early.