The Seller Said Yes.
You got the call.
"Your offer was accepted."
Maybe you celebrated.
Maybe you called your family.
Maybe you started looking at furniture.
Maybe you immediately opened Zillow to look at the house again—even though you already know every square inch of it.
But here's something every California buyer needs to understand:
Acceptance is not the finish line.
It's the beginning of one of the most important stages of the transaction.
Now the clock starts.
You have documents to review.
Inspections to complete.
Your lender has work to do.
The title company has work to do.
Insurance needs to be addressed.
The appraisal needs to happen if applicable.
And you need to decide whether you're comfortable moving forward with the purchase.
This is the period when you stop asking:
"Do I want this house?"
and start asking:
"Do I still want to buy this house now that I know more about it?"
That's a very different question.
Quick Answer
After your California home offer is accepted, the buyer typically moves into the escrow and due-diligence phase.
Depending on the contract, the buyer may need to:
- Deposit funds into escrow.
- Complete the loan application process.
- Verify funds.
- Schedule inspections.
- Review seller disclosures.
- Review the preliminary title report.
- Review HOA documents if applicable.
- Obtain homeowners insurance.
- Complete the appraisal process if financing.
- Investigate the property's condition.
- Review leases or leased items if applicable.
- Negotiate repairs or credits if appropriate.
- Monitor financing.
- Remove contingencies according to the contract.
- Complete the final walkthrough.
- Deliver remaining funds.
- Sign closing documents.
- Close escrow.
Current California Association of REALTORS® guidance identifies standard contingencies that can include loan, appraisal, investigation of property, seller documents, preliminary title report, common-interest-development disclosures and certain leased items. The exact contingencies and deadlines depend on the contract you sign.
First: Take a Breath
This is important.
The seller accepted your offer.
You don't need to immediately start panicking about every little thing.
You also don't want to become complacent.
The best approach is:
Calm. Organized. Thorough.
You have a job to do.
Your lender has a job to do.
Your escrow officer has a job to do.
Your Realtor has a job to do.
And everyone needs to stay on schedule.
Step 1: Get the Deposit Into Escrow
After acceptance, your contract will establish the deadline for delivering the initial deposit.
The California DRE notes that, under the standard framework it describes, buyers generally have a short period after acceptance to get the deposit to escrow, although the actual deadline is controlled by the contract.
This isn't something to put off.
If your contract says the deposit is due by a particular deadline:
Meet the deadline.
What Is the Deposit?
The deposit is often referred to as:
Earnest money
or:
Good-faith deposit.
It demonstrates that you're committed to the transaction.
In California transactions, the deposit is typically held in escrow according to the terms of the purchase agreement.
And importantly:
Your deposit can be at risk if you don't perform according to the contract.
The DRE specifically warns buyers that once an offer is accepted and becomes a binding contract, failing to complete the purchase can affect the return of the deposit.
That's why contingencies and deadlines matter.
Step 2: Open Escrow
Escrow is essentially the neutral process that coordinates the money, documents and conditions necessary to complete the transaction.
Your escrow officer may need to coordinate with:
- Buyer.
- Seller.
- Realtors.
- Lender.
- Title company.
- HOA.
- Insurance provider.
- Other professionals.
The goal is to get everyone to the same finish line:
Closing.
Step 3: Contact Your Lender Immediately
If you're financing the purchase, don't think:
"I'm already preapproved, so we're done."
You're not.
Preapproval is important.
But the actual property purchase still needs to be processed.
Your lender may need:
- Updated financial information.
- Bank statements.
- Employment verification.
- Tax documents.
- Insurance information.
- Purchase contract.
- Appraisal.
- Additional underwriting documentation.
And your loan still has to make it through underwriting and closing.
Preapproval Is Not the Same as Final Loan Approval
This is one of the biggest misconceptions among buyers.
You may have been preapproved for:
$1,200,000
But that doesn't mean the lender has already approved:
This specific $1,200,000 property.
The lender still needs to evaluate the transaction.
Step 4: Don't Make Major Financial Changes
This is not the time to get creative with your finances.
Avoid making major financial moves without talking to your lender first.
That can include:
- Taking out a new loan.
- Buying a car.
- Opening multiple new credit accounts.
- Moving large amounts of money without documentation.
- Changing jobs.
- Making unusual deposits.
- Taking on significant new debt.
Your lender may need to verify your financial condition again before closing.
The last thing you want is:
"We were almost ready to close..."
followed by:
"...and underwriting needs more documentation."
Step 5: Schedule Your Home Inspection
Now the real investigation begins.
The California DRE encourages buyers to have the home professionally inspected and specifically recommends examining major systems such as electrical, plumbing, HVAC, roof, foundation and structural components.
Don't treat the inspection as a formality.
It's one of the best opportunities you have to understand the physical condition of the property.
The Inspection Isn't About Finding a Perfect House
Almost every house has something.
A house can have:
- Minor repairs.
- Deferred maintenance.
- Aging systems.
- Cosmetic issues.
- Safety concerns.
- Larger defects.
The purpose isn't to demand a perfect house.
The purpose is to understand:
"What am I buying?"
Step 6: Consider Additional Inspections
Depending on the property, you may want more than a general home inspection.
Potential inspections can include:
- Pest.
- Roof.
- Sewer lateral.
- Structural.
- Foundation.
- HVAC.
- Chimney.
- Pool.
- Drainage.
- Solar.
- Mold.
- Specialty systems.
Not every property needs every inspection.
But don't assume the general inspection answers every possible question.
Example
You're buying an older East Bay home.
The general inspector says:
"The sewer line should be evaluated."
That's not necessarily a reason to panic.
It's a reason to get the appropriate specialist involved.
You might spend money on another inspection.
But compared with the price of the house, that's a relatively small investment in information.
Step 7: Review the Seller Disclosures
This is where Blog #45 comes back into the picture.
You've already read about California disclosures.
Now you're reviewing them in the context of the actual property you're buying.
Look for:
- Repairs.
- Leaks.
- Roof issues.
- Water intrusion.
- Insurance claims.
- Known defects.
- Permits.
- Additions.
- Neighborhood issues.
- Special assessments.
- Other disclosed conditions.
The DRE identifies documents such as the Transfer Disclosure Statement and Preliminary Title Report among important buyer documents.
Don't Read the Disclosures in Isolation
Compare them with:
Inspection
Your own observations
Title report
HOA documents
Insurance information
If something doesn't match, ask.
Example
Seller disclosure:
"No known roof leaks."
Inspector:
"Evidence of previous water intrusion in attic."
That's not necessarily a contradiction.
The seller may genuinely not know about the issue.
But it's something worth understanding.
Step 8: Review the Preliminary Title Report
This is Blog #49.
Now it becomes part of the larger picture.
Look for:
- Ownership.
- Liens.
- Easements.
- Restrictions.
- Encumbrances.
- Title exceptions.
- Other recorded matters.
The DRE explains that the Preliminary Title Report identifies ownership history and liens or encumbrances affecting the property.
Don't ignore it.
Step 9: Review HOA Documents If Applicable
If you're buying a condo, townhome or HOA property, this is another major part of your due diligence.
Review:
- CC&Rs.
- Rules.
- Budget.
- Reserve information.
- Meeting minutes.
- Assessments.
- Insurance.
- Maintenance responsibilities.
- Rental restrictions.
- Architectural restrictions.
And remember what we discussed in Blog #48:
The HOA itself is part of what you're buying into.
Step 10: Get Your Homeowners Insurance
Don't wait until the last minute.
As we discussed in Blog #46, California insurance can affect the affordability and feasibility of a transaction.
You need to know:
Can the property be insured?
How much will it cost?
What are the deductibles?
What isn't covered?
Does the lender accept the policy?
This should be handled early.
Step 11: The Appraisal
If you're financing the purchase, your lender may order an appraisal.
The appraiser evaluates the property and provides an opinion of value.
The DRE explains that a licensed appraiser examines the property and comparable sales to determine its value for the lender.
What If the Appraisal Comes in Low?
This is where things can get interesting.
Suppose:
Purchase price: $1,200,000
Appraisal:
$1,150,000
Now there's a:
$50,000 difference.
That doesn't automatically mean the transaction is dead.
Depending on your contract and financing, possibilities can include:
- Seller reducing the price.
- Buyer bringing additional cash.
- A combination of the two.
- Challenging the appraisal.
- Renegotiating.
- Cancelling if the applicable contractual rights allow it.
The exact options depend on your contract and circumstances.
Step 12: Review Your Loan Estimate and Closing Numbers
As the transaction progresses, your lender will provide disclosures showing the estimated costs associated with your loan.
Eventually, you'll receive the Closing Disclosure.
This is where Blog #47 comes back into the story.
You need to know:
How much cash do I actually need to close?
Step 13: Keep an Eye on Your Cash
This is not the time to spend your entire savings account.
Remember:
Down payment
isn't the same thing as:
cash to close
and neither is the same thing as:
money you should have left after closing.
Keep your reserves intact whenever possible.
Step 14: Understand Your Contingencies
Now we get to one of the most important parts of the entire process.
A contingency is essentially a contractual condition that gives the buyer certain rights if specified conditions aren't satisfied.
Common contingencies can include:
- Loan.
- Appraisal.
- Investigation.
- Seller documents.
- Preliminary title report.
- Common-interest-development disclosures.
- Certain leased items.
C.A.R.'s current consumer-facing guidance identifies these as standard categories in its California Residential Purchase Agreement framework, although the exact contract terms and deadlines can differ.
Why Contingencies Matter
Imagine you discover:
Major structural damage.
Or:
The property can't be insured.
Or:
The appraisal is significantly below the purchase price.
Or:
The title report identifies a serious unresolved issue.
Your contractual contingencies may provide important rights.
But those rights depend on:
The contract you signed.
The contingency language.
The deadlines.
What you have done to preserve or remove those rights.
That's why you should never treat contingency removal casually.
Step 15: Don't Assume "Contingency" Means Unlimited Protection
This is critical.
A contingency isn't a magic escape button.
Your contract controls.
You may have:
A deadline.
Specific procedures.
Notice requirements.
Documentation requirements.
And there may be consequences to removing a contingency.
The DRE tells buyers to thoroughly review the purchase contract and seek appropriate professional advice if they don't understand its provisions.
The Contingency Clock Matters
A common mistake is thinking:
"I have plenty of time."
Then suddenly:
Day 15
and you haven't completed your inspections.
Don't do this.
C.A.R.'s consumer guidance specifically advises buyers not to wait until the final day of the contingency period to conduct investigations or request repairs.
That's excellent advice.
Don't Wait Until Day 16 to Inspect the House
If your inspection happens late, what happens if:
You find a major issue?
You now need time to:
- Get another inspection.
- Get contractor estimates.
- Talk to your lender.
- Talk to your insurance company.
- Negotiate with the seller.
- Decide whether to proceed.
You don't want to discover a major problem when the clock is almost over.
Step 16: What If the Inspection Finds Problems?
This is where buyers sometimes become emotional.
You see:
$20,000 in repairs.
Your first reaction:
"We're not buying this house."
Slow down.
First determine:
What is actually wrong?
Then:
How serious is it?
Then:
How much will it cost?
Then:
Who should address it?
Then:
What does the contract allow?
Then:
What do I want to do?
Not Every Inspection Problem Is a Deal Breaker
A 20-year-old water heater isn't necessarily a reason to cancel.
A major foundation problem might be.
A cracked outlet cover isn't the same as:
Severe structural movement.
Context matters.
Step 17: Request Repairs or Credits When Appropriate
Depending on the transaction and contract, buyers may negotiate:
- Repairs.
- Price reductions.
- Seller credits.
- Other remedies.
C.A.R.'s investigation-contingency guidance specifically notes that buyers may use the repair-request process to seek repairs, price adjustments or credits when appropriate.
But remember:
A request is not the same thing as an agreement.
The seller doesn't automatically have to accept every request.
This Is a Negotiation
You might say:
"We want $25,000."
Seller:
"We'll do $5,000."
Now you have a decision.
Do you:
Accept?
Counter?
Ask for repairs instead?
Walk away if your contractual rights allow it?
The right answer depends on the circumstances.
Step 18: Get Contractor Estimates
If an inspection identifies something significant, don't guess at the repair cost.
Get an estimate.
For example:
Inspector:
"Roof needs replacement."
Don't automatically assume:
"$30,000."
Get a qualified roofing contractor to evaluate it.
Maybe it's:
$18,000.
Maybe:
$25,000.
Maybe:
$40,000.
Now you're negotiating with actual information.
Step 19: Understand What You Are Agreeing to Remove
This is one of the most important parts of the entire transaction.
When you remove a contingency, you're generally acknowledging that you've completed that particular due diligence or are otherwise accepting the contractual consequences associated with removal.
That's why contingency removal should be deliberate.
Not:
"My agent said we need to remove it today, so I clicked the button."
Ask:
"What exactly am I removing?"
"What rights do I have after I remove it?"
"What deadlines apply?"
"What happens if something changes afterward?"
If you don't understand, ask before signing.
Step 20: Your Loan Contingency Is Different From Your Inspection Contingency
These are separate issues.
Inspection / Investigation
"Do I want to buy this property based on what I've discovered?"
Loan
"Can I obtain the financing specified in the contract?"
You can be perfectly happy with the house and still have a financing problem.
Example
You have a:
$900,000 loan
Your income changes.
Your debt increases.
Your lender discovers an underwriting issue.
Now the property may be fine.
But your financing is not.
That's why loan contingencies matter.
Step 21: Appraisal and Loan Are Not the Same Thing
Another common misconception.
You can have:
Appraisal contingency
and:
Loan contingency
as separate contractual protections.
A low appraisal can affect financing, but the legal rights associated with the appraisal and loan contingencies are not identical.
The contract controls.
C.A.R.'s purchase agreement materials distinguish the appraisal contingency from the loan contingency.
Step 22: Don't Assume a Low Appraisal Automatically Lets You Cancel
This is important.
Your rights depend on:
- The contract.
- Whether the appraisal contingency exists.
- Whether it has been removed.
- The specified appraisal amount.
- Other contractual provisions.
Don't rely on a general rule you heard from a friend.
Read your contract.
Step 23: Review the Insurance Before Removing the Investigation Contingency
This is a newer way buyers should think about due diligence.
You may discover:
The house is difficult to insure.
Or:
The premium is much higher than expected.
Or:
The deductible is extremely high.
That could affect your affordability.
Current California transaction guidance includes insurability among the subjects that may fall within a buyer's investigation.
That's another reason insurance should happen early.
Step 24: Review Solar and Leased Items
If the property has:
- Solar.
- Water softener.
- Security system.
- Propane tank.
- Other leased equipment.
understand the financial arrangement.
Are you:
Buying it?
Assuming the lease?
Taking over financing?
Receiving it free and clear?
Don't assume.
Step 25: Review the Title Report
By now, you've already read Blog #49.
This is where you connect the dots.
Ask:
Is title clean enough for me to proceed?
Are there easements?
Are there liens?
Are there restrictions?
Are there exceptions I need to understand?
If something needs to be resolved, do it early.
Step 26: If There's an HOA, Finish the HOA Review
If you haven't already:
Review:
CC&Rs
Rules
Budget
Reserve information
Meeting minutes
Assessments
Insurance
Inspection reports where applicable
Pending issues
This is not optional homework.
It's part of understanding the property.
Step 27: Watch Your Deadlines
This is where good organization becomes extremely important.
Create a checklist.
Deposit
Due:
[Contract deadline]
Inspections
Complete by:
[Contract deadline]
Disclosures
Review by:
[Contract deadline]
Title
Review by:
[Contract deadline]
HOA
Review by:
[Contract deadline]
Appraisal
Complete by:
[Contract deadline]
Loan
Complete by:
[Contract deadline]
Contingency Removal
Due:
[Contract deadline]
Final Walkthrough
Before:
Closing
The actual dates should come from your signed contract.
Don't Use Someone Else's Deadline
This is worth emphasizing.
Your friend's transaction might have had:
17 days.
Yours might be different.
Your offer may have been countered.
Your contract may contain modified dates.
An addendum may have changed something.
A written extension may have been agreed upon.
The only deadline that matters is:
The deadline in your actual contract and subsequent written agreements.
Step 28: What If You Need More Time?
If you need more time for an inspection, loan, appraisal or other contractual matter, talk to your agent before the deadline.
An extension generally needs to be properly documented and agreed to by the parties when required.
Don't simply assume:
"We'll figure it out tomorrow."
Step 29: What Happens If You Don't Remove a Contingency?
This is a contract-specific issue.
The consequences depend on the agreement and circumstances.
A seller may have certain rights, including potentially delivering a notice to perform where permitted.
C.A.R. guidance explains that a seller may use a Notice to Perform in certain circumstances when a buyer has not completed a required contractual action.
That's why your agent should be watching the calendar closely.
Step 30: The Final Walkthrough
You made it through the inspections.
The appraisal is done.
The loan is approved.
Title is ready.
You are approaching closing.
Now you get one last opportunity to look at the property.
This is the:
Final walkthrough.
The Final Walkthrough Is Not Another Home Inspection
You're not necessarily conducting a brand-new full inspection.
You're checking whether the property is generally in the condition required by your contract and whether agreed-upon work has been completed.
You're looking for things such as:
- Agreed repairs.
- Damage that occurred after inspection.
- Items that were supposed to remain.
- Appliances included in the sale.
- Property condition.
- Removal of personal belongings as required.
- Obvious new issues.
What If Something Is Wrong at the Walkthrough?
Don't panic.
Document it.
Tell your agent.
The issue may be:
Minor
or:
Significant
and the appropriate response depends on the circumstances and contract.
Don't simply sign everything and hope someone fixes it later.
Step 31: Review Your Closing Disclosure
By this point, you should know your final financial numbers.
Review:
- Purchase price.
- Loan amount.
- Interest rate.
- Closing costs.
- Credits.
- Taxes.
- Insurance.
- Prepaids.
- Cash to close.
If something doesn't look right:
Ask before closing.
Step 32: Bring the Correct Funds
Escrow will tell you how the funds need to be delivered.
Follow the instructions carefully.
And here's an extremely important warning:
Be extremely careful with wire instructions.
Real estate transactions are targeted by wire fraud.
Never assume an emailed change to wiring instructions is legitimate.
Verify instructions through a trusted phone number you already have—not simply a number contained in a suspicious email.
The California DRE has warned consumers about scams and fraud targeting real estate transactions.
Step 33: Sign the Closing Documents
You'll have a stack.
It can feel overwhelming.
Your escrow and loan professionals will guide you through the documents.
Read what you're signing.
If something doesn't make sense:
Ask.
Step 34: Closing Is Not Necessarily the Same as Signing
You may sign documents on one day and have the transaction record or close on another.
The exact process depends on the transaction.
Don't assume:
"I signed, therefore I'm the owner."
Ask your escrow officer when the transaction is officially complete.
Step 35: Get the Keys
This is the part everyone remembers.
After all the:
- Inspections.
- Documents.
- Emails.
- Appraisals.
- Underwriting.
- Negotiations.
- Signatures.
You finally get:
The keys.
And suddenly all the paperwork was worth it.
The California Buyer Timeline
Here's the simplified version.
Offer Accepted
↓
Deposit
↓
Escrow Opens
↓
Loan Processing
↓
Inspections
↓
Disclosures
↓
Title Review
↓
HOA Review if Applicable
↓
Insurance
↓
Appraisal
↓
Repair / Credit Negotiations if Needed
↓
Contingency Decisions
↓
Final Loan Approval
↓
Closing Disclosure
↓
Final Walkthrough
↓
Sign Documents
↓
Fund
↓
Record / Close
↓
Get the Keys
The exact sequence and deadlines can vary.
The Biggest Mistake Buyers Make After Acceptance
They stop shopping mentally.
They fall in love with the house.
They stop questioning things.
They start thinking:
"This is our house."
before they've finished their due diligence.
That's when emotion can become dangerous.
Your Job During Escrow Is Not to Fall in Love
Your job is to:
Investigate.
Verify.
Ask questions.
Understand the risks.
Make informed decisions.
Then, if everything makes sense:
Close.
But Don't Become So Nervous That You Kill a Good Deal
There's another side to this.
Some buyers discover:
A loose faucet.
A cracked tile.
An old appliance.
A small patch of dry rot.
and immediately think:
"We made a mistake."
Not necessarily.
No house is perfect.
The question is whether the issue is:
Expected maintenance
or:
A material problem that changes the economics or desirability of the purchase.
That's why professional inspections and estimates matter.
The Goal Isn't a Perfect House
The goal is:
An Informed Purchase.
That's a huge difference.
What Should You Be Doing Every Day During Escrow?
You don't need to stare at your phone 24 hours a day.
But you should:
Check Email
Respond promptly.
Communicate With Your Lender
Provide documents quickly.
Track Inspections
Don't miss deadlines.
Read Documents
Don't assume someone else read them.
Ask Questions
There are no stupid questions during a million-dollar purchase.
Watch Your Finances
Don't create new problems.
Track Deadlines
Know what is due and when.
Your Realtor's Job During This Period
Your agent should be helping coordinate the transaction and keeping the process moving.
That can include:
- Tracking deadlines.
- Coordinating inspections.
- Communicating with the listing agent.
- Helping interpret transaction documents.
- Coordinating repair requests.
- Communicating with escrow.
- Communicating with the lender.
- Monitoring transaction milestones.
- Helping you understand your contractual obligations.
But remember:
Your Realtor is not your:
attorney
CPA
insurance agent
lender
home inspector
Each professional has a different role.
Your Lender's Job
Your lender is responsible for the financing side.
They evaluate:
- Income.
- Assets.
- Credit.
- Debt.
- Property.
- Appraisal.
- Loan structure.
- Underwriting requirements.
Stay responsive.
Your Escrow Officer's Job
Escrow coordinates the money and documents required to close.
They're an important part of keeping the transaction moving.
Your Inspector's Job
Your inspector evaluates the physical condition of the property within the scope of the inspection.
They aren't there to tell you:
"Buy this house."
They're there to tell you:
"Here's what I found."
Your Insurance Agent's Job
Your insurance professional helps determine:
Whether coverage is available
and:
What coverage is appropriate.
Don't wait until the last minute.
Your Title Company's Job
The title company researches and handles title-related matters and works toward issuing the applicable title policy.
This connects directly to Blog #49.
The Buyer Is Still the Decision Maker
All these professionals provide information.
But ultimately:
You are buying the house.
You need to understand the information and make the decision that is right for you.
A Realistic Example
Let's say you're buying:
$1,250,000
in San Ramon.
Offer accepted.
Everything seems great.
Then:
Inspection
Roof has approximately three years of useful life remaining.
Title
Normal utility easements.
HOA
None.
Insurance
Quote comes in higher than expected.
Appraisal
$1,250,000.
Loan
Approved.
Now what?
You don't necessarily walk away.
You look at the information.
The roof isn't necessarily an immediate crisis.
The insurance may change your monthly budget.
You determine whether the overall purchase still makes sense.
That's what due diligence is supposed to accomplish.
Another Example
You're buying:
$900,000 townhome
Inspection
Fine.
Appraisal
Fine.
Loan
Fine.
Title
Fine.
Insurance
Fine.
Then HOA documents reveal:
$18,000 special assessment approved.
Now you have a major piece of information.
That's why the HOA review mattered.
Another Example
You're buying:
$1,100,000 home
Inspection:
Fine.
Appraisal:
$1,100,000.
Loan:
Fine.
Title:
Shows an easement.
You planned to build an ADU.
Now the easement matters.
Same title issue.
Different buyer.
Different impact.
This Is Why Real Estate Isn't Just About the House
The house is the physical structure.
The transaction includes:
Contract
Financing
Title
Insurance
Disclosures
Inspections
HOA
Taxes
Escrow
Contingencies
Closing
The best buyers understand the entire picture.
The 10 Things I Would Never Tell a Buyer to Ignore
1. Insurance
Can you actually insure the home?
2. Inspection
What condition is it in?
3. Title
What recorded interests affect it?
4. HOA
What are you agreeing to?
5. Appraisal
Does the value support the financing?
6. Loan
Is the financing actually on track?
7. Disclosures
What does the seller know?
8. Special Assessments
Could you face a major unexpected expense?
9. Contingency Deadlines
When do your contractual rights change?
10. Your Financial Reserves
Will you still have money after closing?
The Biggest Lesson
The period after acceptance isn't about finding reasons to cancel.
And it isn't about finding reasons to blindly proceed.
It's about collecting enough information to make a confident decision.
You should reach the end of your contingency period thinking:
"I know what I'm buying."
Not:
"I hope everything is okay."
Frequently Asked Questions
What happens after an offer is accepted in California?
The buyer typically enters escrow and begins completing the contractual requirements, which can include inspections, document review, financing, appraisal, title review, insurance and contingency decisions.
How long is escrow in California?
There isn't one universal escrow length. The contract establishes the closing date, and the transaction may be structured around that date.
How long do buyers have to inspect a home?
The deadline is determined by the purchase agreement. C.A.R. forms commonly establish specific contingency periods, but the actual deadline in your signed contract controls.
What is a contingency?
A contingency is a contractual condition that can provide a buyer certain rights if specified conditions aren't satisfied.
What are the common California buyer contingencies?
Depending on the contract, they can include loan, appraisal, investigation, seller documents, preliminary title report, common-interest-development disclosures and certain leased items.
Can I cancel after my offer is accepted?
Potentially, but your rights depend on the contract, contingencies, deadlines and circumstances. The DRE warns that failing to complete a binding purchase contract can affect the buyer's deposit.
What happens if the inspection finds problems?
You can investigate further and, depending on your contract and circumstances, negotiate repairs, credits or other terms. Your contractual rights should be reviewed with your agent and appropriate professionals.
Does the seller have to make repairs?
Not necessarily. A buyer can request repairs, but whether the seller agrees depends on the circumstances and negotiations.
What happens if the appraisal is low?
Depending on the contract and financing, the parties may renegotiate, the buyer may contribute additional funds, the appraisal may be challenged, or the buyer may have cancellation rights if the applicable contingency remains in place.
Can I remove contingencies early?
Potentially, but doing so can change your contractual rights. Never remove a contingency simply because someone says you "should" without understanding the consequences.
What happens if I miss a contingency deadline?
The consequences depend on the contract. In some circumstances, the other party may have notice or cancellation rights. This is why deadlines must be tracked carefully.
Should I get insurance before removing contingencies?
It's wise to investigate insurability early because insurance availability and cost can affect whether the property works financially for you.
What happens at the final walkthrough?
The buyer generally checks the property's condition and confirms that agreed-upon items and repairs have been addressed before closing.
When do I get the keys?
The timing depends on the transaction and when escrow closes and the applicable transfer/recording requirements are completed.
Related East Bay Resources
- How to Win a Multiple-Offer Situation in California
- What Happens After Your Offer Is Accepted?
- California Home Buyer Disclosures Explained
- Buying a Home in California? Why Homeowners Insurance Matters
- How Much Money Do You Really Need to Buy a Home in California?
- Buying a Home With an HOA in California?
- What Is a Preliminary Title Report in California?
- What Happens During a Home Inspection in California?
- What Happens If the Home Appraisal Comes in Low?
- How Much House Can You Really Afford in the East Bay?
- What Are Mello-Roos Taxes?
- What Is a Supplemental Property Tax Bill?
- What Should You Know Before Buying a Home With Solar?
Your Next Step
Getting your offer accepted is exciting.
But don't confuse:
"The seller accepted my offer"
with:
"I'm done making decisions."
You're entering the part of the transaction where you get to investigate the property more deeply.
Use that opportunity.
Inspect it.
Read the disclosures.
Review the title.
Understand the HOA.
Get the insurance quote.
Stay on top of your loan.
Review the appraisal.
Track your deadlines.
Understand your contingencies.
And keep enough money in reserve to remain comfortable after closing.
Because the goal isn't simply to get your offer accepted.
The goal is to get to closing knowing:
"I know what I'm buying, I understand the risks, and I'm comfortable moving forward."
That's a much better way to buy a home.
If you're buying in Danville, San Ramon, Dublin, Pleasanton, Livermore, Alamo, Walnut Creek or another East Bay community, having someone who understands both the transaction and the local market can make the process significantly easier.
After more than 20 years in real estate, that's the approach I want my clients to have:
Less guessing.
More information.
Better decisions.
A smoother path to the keys.
Waleed "Walter" Akbar
Everhome Real Estate
📞 (510) 541-1610