Typical timeline
| Day | Action |
|---|---|
| 0 | Offer accepted |
| 1 to 3 | Book general inspection; read disclosures |
| 3 to 7 | General inspection; termite report |
| 5 to 12 | Specialist inspections: roof, sewer, HVAC, structural |
| 10 to 15 | Repair request to seller |
| 17 | Contingency removal or cancellation, unless extended |
Your options after the report
- Remove the contingency and proceed as-is.
- Request repairs before closing.
- Request a credit at closing or a price reduction.
- Cancel within the contingency period, generally recovering your deposit.
Tips
- Treat the deadline as earlier than it is; specialists are busy.
- Get written estimates, not verbal ones.
- Keep requests focused on significant items.
- Make sure any agreed repairs are in writing with a receipt requirement.
Common questions
What happens if I miss the deadline?
Under the standard California forms, the seller can deliver a notice to perform, after which you have a short period to act. Missing deadlines can put your deposit at risk. Your agent tracks these dates; keep your own calendar too.
Can I ask for more time?
Yes, by mutual agreement in writing. Sellers are more likely to agree if you have scheduled specialists and can show why you need the extra days.