California's standard purchase agreement gives buyers a default 17-day window to do their homework — here's a general day-by-day way to use it.
How the 17-day default works
The C.A.R. RPA uses default contingency timelines that start from the date of acceptance. Commonly:
- Investigation/inspection contingency: ~17 days (default).
- Appraisal contingency: ~17 days (default).
- Loan contingency: ~21 days (default).
These are negotiable and are often shortened in competitive situations. In California, contingencies generally remain in effect until the buyer actively removes them in writing — they do not auto-expire just because the day passes. Always work from your own contract dates.
Days 1-3: Open escrow and start reviewing
- Deposit your earnest money per the contract.
- Begin reviewing seller disclosures as they arrive: TDS, SPQ, NHD, lead-based paint (pre-1978), and any HOA documents.
- Schedule your general home inspection and any specialty inspections.
- Get your loan application moving and order the appraisal through your lender.
Days 4-10: Inspect and investigate
- Complete the general home inspection; add pest, sewer/scope, roof, pool, chimney, or geology inspections as warranted.
- Read disclosures closely and follow up on anything flagged, including the Megan's Law search at meganslaw.ca.gov.
- If in a hazard zone, get insurance quotes early — fire and flood insurability can affect your loan and budget.
- For HOA properties, review CC&Rs, budgets, reserves, and minutes.
Days 11-17: Appraisal, loan, and repair requests
- Review the appraisal once it's in; address any value gap with your agent and lender.
- Submit a request for repairs or a credit based on inspection findings, and negotiate.
- Stay in close contact with your lender so loan approval is on track.
- Decide whether to remove your investigation and appraisal contingencies — only when you're satisfied.
Days 17-21+: Loan, final contingency removal, and close
- Confirm loan approval and remove the loan contingency (commonly ~day 21 default) when your lender clears it.
- Remove remaining contingencies in writing — remember, in California they typically stay active until you sign them off.
- Schedule your final walk-through (commonly within the last few days before close).
- Review closing documents, wire funds carefully (beware wire fraud), and sign to close escrow.
A few rules to protect yourself: watch your dates — missing a contingency or failing to perform after a Notice to Perform can put your deposit at risk. Don't remove contingencies until you're satisfied, because removal sharply reduces your ability to cancel and recover your deposit. Verify wiring instructions by phone using a known number to avoid wire-fraud scams. And remember this is a general framework — your contract controls the actual timelines and terms.
Important Disclaimer
Brian Cooper is a licensed REALTOR® with eXp Realty, not an attorney or CPA. This page is general information about California real estate practice and is not legal or tax advice. Disclosure laws and the standard C.A.R. forms change, and every transaction is different. Confirm the specifics for your situation with the appropriate licensed professional (real estate attorney, CPA, or your county) and the current California law and C.A.R. forms before you act.
Frequently Asked Questions
What is the 17-day rule in a California purchase?
The standard C.A.R. RPA uses default contingency periods, commonly about 17 days for the buyer's investigation and appraisal contingencies, measured from acceptance. These are negotiable and can be shortened.
Do California contingencies expire automatically?
Generally no. In California, contingencies typically remain in effect until the buyer actively removes them in writing. They do not auto-expire just because the default day passes, though a seller can issue a Notice to Perform.
How long is the loan contingency?
The C.A.R. RPA default loan contingency is commonly about 21 days, though it is negotiable. Confirm your exact date in your contract and coordinate closely with your lender.
What happens if I miss a contingency deadline?
If you fail to perform after a valid Notice to Perform, you can risk your deposit or the deal. Track your dates carefully and communicate with your agent before any deadline.
Can I still cancel after removing contingencies?
Your ability to cancel and recover your deposit is sharply reduced once contingencies are removed. Remove them only after you are satisfied with your investigation, appraisal, and loan.
Is this checklist tied to my specific city's market?
No. This is a general statewide framework based on the standard C.A.R. defaults. Your actual timelines and terms are set by your individual purchase agreement.
