Events During Escrow

Once your offer is accepted, the clock starts on what's typically a 17-day due diligence period (your specific contract will confirm your exact contingency timeline). This is the window during which you'll inspect the property, review disclosures, and finalize your financing — and it's usually the busiest stretch of the entire transaction. Here's what that timeline typically looks like:

• We schedule your general home inspection with a qualified inspector.
• You'll receive a copy of the full inspection report to review together.
• If issues are identified, we prepare a formal Request for Repairs for your signature.
• Your Request for Repairs is presented to the seller for response.
• You'll need to provide proof of funds — a letter or statement confirming you have the funds available to close.
• The seller responds to your repair request by accepting, declining, or countering — this is often where negotiation continues.
• The seller orders a termite/pest inspection; results are shared with you, and the seller is generally responsible for remediating active issues per your purchase agreement.
• You'll receive your Natural Hazard Disclosure (NHD) Statement, covering earthquake fault zones, wildfire risk areas, flood zones, and other state-mapped hazards relevant to your property's location.
• You'll receive the Preliminary Title Report, disclosing any liens or title issues that need to be resolved before closing.
• You'll receive and sign a full set of required disclosure documents — we'll walk through each one with you.
• If the property is part of an HOA, you'll receive the governing CC&Rs (Covenants, Conditions & Restrictions) covering the community's rules and obligations.
• If applicable per your offer, the seller arranges a one-year home warranty covering major appliances, HVAC, and other covered systems.

Removing Contingencies

On or before day 17 (or the date specified in your contract), you'll be asked to sign a Removal of Contingencies form, confirming that you're moving forward and committed to closing. After this point, backing out of the deal generally means forfeiting your earnest money deposit — with the notable exception of a loan contingency, which typically remains in place until your financing actually funds. We'll make sure you fully understand what you're agreeing to before this milestone, not after.