Here’s what a typical California escrow looks like step by step — from accepted offer through disclosures, inspections, appraisal, loan, contingency removal, and close — framed on the standard C.A.R. RPA defaults.
Day 0 to Day 7: Acceptance, escrow, and disclosures
Everything counts from acceptance — the day the fully signed contract is delivered. The buyer typically wires the earnest money deposit (EMD) into escrow within the first few days (the C.A.R. RPA default is generally 3 business days), and escrow opens. From here, the contingency clocks start ticking against the acceptance date. The seller delivers disclosures and reports (the Transfer Disclosure Statement, Natural Hazard Disclosure, and others), the buyer opens the loan file and schedules inspections, and the preliminary title report comes in for review.
Days 7–17: Investigation and appraisal window
This is the heart of due diligence. The buyer completes inspections, submits any Request for Repairs, and negotiates with the seller. The lender orders the appraisal. Under the RPA defaults, both the investigation and appraisal contingencies are set to be removed by day 17 — but only by active written removal, not automatically.
Around Day 21: Loan contingency
The loan contingency default is 21 days after acceptance in the current C.A.R. RPA (longer than the 17-day items). By this point the buyer should be working toward final underwriting approval. The loan contingency is removed in writing once the buyer is confident in financing — ideally at or near a clear-to-close, not just because day 21 arrived.
Contingency removal — the pivot point
As each contingency’s work is finished, the buyer signs a Contingency Removal (CR) form for it. Remember: in California nothing removes itself. Once all contingencies are removed, the deal shifts decisively — the buyer’s deposit is now generally at risk if they fail to close without a contractual right to cancel. Don’t remove contingencies until you’re genuinely ready.
Final days to close of escrow
After contingencies are removed: final loan documents are drawn and signed, the buyer wires the remaining down payment and closing costs, the buyer does a final walkthrough (the RPA verification of property condition), the deed records at the county, and escrow closes — the buyer gets the keys. If the buyer has removed all contingencies but then fails to close, the seller would typically deliver a Demand to Close Escrow (DCE) rather than an NBP.
Disclaimer
Brian Cooper is a licensed California REALTOR® with eXp Realty — not an attorney. This page is general information about common California real-estate practice under the C.A.R. Residential Purchase Agreement (RPA); it is not legal advice and does not create an agent-client relationship. Contract defaults can be changed by negotiation, the C.A.R. forms are revised periodically, and your transaction may differ. Always confirm the current C.A.R. forms and the exact terms written into your contract, and for any dispute — especially over a deposit — consult a qualified California real estate attorney.
Frequently Asked Questions
How long is a typical California escrow?
Often around 30 days from acceptance, though it’s negotiable and can run shorter or longer. The C.A.R. RPA contingency defaults (17-day inspection/appraisal, 21-day loan) shape the rhythm.
When does the clock start on contingencies?
From acceptance — the day the fully signed contract is delivered. Inspection and appraisal default to 17 days after acceptance; the loan contingency defaults to 21 days.
Do contingencies fall away when their deadline passes?
No. California uses active removal — each contingency stays until the buyer signs a written removal. If a deadline passes without removal, the seller can issue a Notice to Buyer to Perform.
When is my deposit at risk?
Generally once you’ve removed your contingencies. After removal, backing out without a contractual right to cancel can put your earnest money deposit at risk under the liquidated-damages clause.
What happens in the final days before closing?
Loan docs are signed, you wire your remaining funds, you do a final walkthrough, the deed records, and escrow closes. If you’ve removed all contingencies but don’t close, the seller may issue a Demand to Close Escrow.
Are these dates the same in every city?
The defaults come from the statewide C.A.R. RPA, not from any city’s market stats. Local custom and your negotiated terms can shift the dates — always go by the dates written into your contract.
