The investigation contingency is your right to inspect a California home and walk away in good faith if you don’t like what you find — and in California it stays in place until you actively sign it off.
What the investigation contingency covers
The investigation (often called the inspection) contingency is the broadest protection in the RPA. It gives the buyer the right to inspect and investigate the property — physical condition, general home inspection, pest/termite, roof, sewer, pool, permits, neighborhood, and more — and to cancel if they are, in good faith, dissatisfied with the condition of the property or any matter affecting it. Because the standard is good-faith dissatisfaction, it is the contingency buyers most often rely on to renegotiate or walk away.
The 17-day default timeline
The C.A.R. RPA sets a default of 17 days after acceptance for the buyer to complete inspections and investigations. That number is a default — it can be shortened or lengthened by negotiation, and in competitive markets buyers sometimes offer a shorter period (or, more aggressively, waive the contingency entirely). Confirm the exact day count written into your contract, because the calendar drives everything that follows.
Active removal: you must sign it off
This is the part that surprises buyers from other states. In California, contingencies do not automatically expire when the time period ends. They remain in place until the buyer affirmatively removes them in writing, typically on the C.A.R. Contingency Removal (CR) form. Until you sign that removal, you keep the right to cancel based on the open investigation contingency. If the buyer hasn’t removed it after the time period elapses, the seller’s remedy is to deliver a Notice to Buyer to Perform (NBP) — not to assume the contingency is gone.
The Request for Repairs
Inspections often surface items the buyer wants addressed. The buyer can submit a Request for Repairs (RR) asking the seller to make repairs, issue a credit, or reduce the price. The seller can agree, counter, or decline — this is a negotiation, not an entitlement. A buyer should generally resolve the Request for Repairs (or decide to accept the property as-is) before removing the investigation contingency, because once it’s removed the leverage to renegotiate based on condition is largely gone.
Practical sequence for buyers
A clean sequence: (1) review seller disclosures and reports; (2) order and complete your inspections within the time period; (3) submit any Request for Repairs and negotiate; (4) once satisfied — and only then — sign the Contingency Removal. Don’t sign a blanket removal of all contingencies just because a date passed; remove each one deliberately as its work is finished. When in doubt, ask for a short extension (see the extension guide) rather than removing prematurely.
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 many days is the California inspection contingency?
The C.A.R. RPA default is 17 days after acceptance — verify the current C.A.R. RPA and the exact number written into your contract, since it can be negotiated shorter or longer.
Does the inspection contingency expire automatically after 17 days?
No. California uses active removal — the contingency stays in place until the buyer signs a written Contingency Removal. After the period elapses, the seller’s remedy is to issue a Notice to Buyer to Perform, not to treat it as expired.
Can I cancel and get my deposit back during the inspection period?
Generally yes, if the investigation contingency is still in place and you cancel in good faith based on the property’s condition. Because it’s not a breach, the seller cannot claim damages — but never assume; confirm your specific contract and the escrow release process.
What is a Request for Repairs?
A C.A.R. form the buyer uses to ask the seller to make repairs, give a credit, or reduce the price after inspections. The seller can agree, counter, or decline — it’s a negotiation.
Should I remove the inspection contingency before or after repairs are settled?
Generally after. Once you remove the investigation contingency, your leverage to renegotiate based on condition is largely gone, and your deposit is more exposed if you later back out.
Can the inspection contingency be waived?
Yes — some buyers waive it to compete, but that’s a significant risk because you lose your condition-based exit. Discuss the trade-offs with your agent before waiving.
