Buying in Calabasas should feel exciting, not confusing. Yet the inspection contingency can make you wonder what to check, how long you have, and how to protect your deposit. You are not alone. With the right plan, you can move fast, stay safe, and keep leverage during negotiations.
This guide breaks down how inspection contingencies work in California, what to prioritize in Calabasas, timelines you can rely on, and smart negotiation options after inspections. You will leave with a simple checklist and local resources to keep your deal on track. Let’s dive in.
What an inspection contingency does in California
In California, your offer will likely use the CAR Residential Purchase Agreement. The inspection contingency in the agreement gives you a set period to investigate the property, negotiate repairs or credits, or cancel and keep your deposit if you follow the contract. You remove the contingency in writing once you are satisfied or have a negotiated resolution. For form language and consumer guidance, review the CAR Residential Purchase Agreement overview.
During the contingency period, you can:
- Accept the property and remove the contingency in writing.
- Request repairs, credits, or a price reduction and negotiate with the seller.
- Cancel on time under the contingency and recover your deposit, subject to the contract.
Seller disclosures in California, including the Transfer Disclosure Statement and Natural Hazard Disclosure, are part of your review. Read them closely and order targeted follow-up inspections as needed.
Your timeline in Calabasas escrows
Your deadlines are written into the contract. Days are usually counted from the date your offer is accepted. In practice, inspection periods range from very short to more thorough depending on market conditions and property complexity.
Common timeframes:
- Competitive offers: 3 to 7 days.
- Balanced approach: 7 to 14 days.
- Complex properties: 14 to 21 days.
Your lender’s appraisal and underwriting follow their own schedule, and HOA document review may also have a separate deadline. Coordinate these so you do not remove protections too early.
Sample 10-day plan
- Day 0: Offer accepted, escrow opens. Send your inspector options and schedule immediately.
- Day 1 to 3: General home inspection, sewer scope, roof, and HVAC checks. Order a termite/WDO inspection and any needed pool or chimney inspections.
- Day 3 to 5: Review reports. If hillside, foundation, or slope issues appear, engage a structural or geotechnical specialist.
- Day 5 to 7: Compare findings with seller disclosures and permits. Draft repair or credit requests.
- Day 7 to 8: Deliver your written requests per the contract. Keep all communications in writing.
- Day 8 to 10: Negotiate a resolution. Once satisfied, remove the inspection contingency in writing or cancel on time to protect your deposit.
Inspections to prioritize in Calabasas
Start with a general home inspection, then add specialists based on age, location, and features of the home.
Core inspections most buyers order:
- General home inspection covering structure, roof, electrical, plumbing, HVAC, windows, and drainage.
- Dedicated roof inspection for life expectancy and known damage.
- HVAC service check for age and function.
- Sewer scope to evaluate the lateral line, common in older areas.
- Termite and wood-destroying organism inspection using state-recognized standards. Learn more from the California Structural Pest Control Board.
- Pool and spa inspection if applicable.
- Chimney and fireplace inspection.
- Mold, asbestos, or lead testing when indicated by age or visible concerns.
- Structural or geotechnical engineer review for hillside or foundation issues.
Wildfire readiness and defensible space
Calabasas sits in a wildland-urban interface. Ask inspectors to note roof class, vents, and vegetation clearance. Review defensible space guidelines from Cal Fire’s Ready for Wildfire program. Brush clearance enforcement details are also available from the Los Angeles County Fire Department.
Hillside, grading, and drainage
Many homes are on slopes. Look at retaining walls, drainage paths, and signs of erosion. If red flags appear, bring in a structural engineer or geotechnical professional. For permit history and questions, start with the City of Calabasas Building Safety resources.
Seismic considerations
Older homes may need seismic retrofits such as foundation bolting or cripple wall bracing. If you see cracks or other movement clues, ask your inspector whether a structural engineer should evaluate further.
HOA and gated community rules
If the property is in an HOA, request CC&Rs, rules, financials, and any current or planned assessments. HOA rules may affect repairs or exterior changes, so review these during your inspection window.
Pools, water service, and utilities
Confirm pool safety features and compliance. Verify water service and any district rules if applicable. Much of Calabasas is served by the Las Virgenes Municipal Water District. Ask about metering, drought restrictions, and any backflow device requirements.
How negotiations work after inspections
Once your reports are in, you can request repairs, credits, or a price reduction. The seller may accept, counter with a smaller scope or a credit, offer to complete repairs before closing, or decline. You then decide whether to proceed, keep negotiating, or cancel within your contingency window.
Repairs vs credits:
- Credits are simple and let you control the work after closing.
- Seller-completed repairs can be helpful for lender or insurance needs. Require licensed contractors and permits for major items.
- If you are using a loan with minimum property standards, factor in your lender’s timing. Certain defects may need to be addressed before funding.
If you agree on work, put it in writing with clear scope, contractor licensing, timelines, and any escrow holdbacks.
Deposit protection and contingency removal
Your earnest money deposit sits with escrow. If you cancel within the inspection contingency and follow the contract steps, escrow should return your deposit. If you remove the inspection contingency and later cancel for reasons not covered by another contingency, the seller may claim your deposit under the contract.
To protect yourself:
- Track your deadline. Put calendar reminders on days 3, 5, and 7 or 10.
- Deliver repair requests and cancellations in writing as the contract requires.
- Remove the inspection contingency only after you are satisfied with findings or have a signed agreement on repairs or credits.
Smart strategies for competitive offers
- Shorten, do not skip. A 5 to 7 day inspection period can strengthen your offer while keeping protection.
- Use targeted specialists. Sewer scopes, roof inspections, and WDO reports can uncover big-ticket items fast.
- Consider carveouts. If you must limit the contingency, keep safety or structural items carved out.
- Align other deadlines. Keep appraisal, loan, and HOA review timelines coordinated so you do not remove protections too soon.
- Document everything. Written requests and signed addenda avoid confusion and protect your position.
For insurance questions in wildfire areas, consult consumer guidance from the California Department of Insurance.
Common mistakes to avoid
- Waiting until the last days to schedule inspections, which limits your options.
- Removing the inspection contingency before you have a signed repair or credit agreement.
- Assuming sellers must fix everything. Many issues are handled with credits.
- Waiving the inspection contingency without at least a safety carveout.
- Skipping specialty inspections suited to hillside lots, older sewer lines, or known local risks.
Your step-by-step checklist
Before you write the offer
- Choose an inspection period that balances speed and protection.
- Budget for general and specialty inspections.
- Plan for appraisal, loan, and HOA document timelines to run alongside your inspection window.
- Anticipate local risks: wildfire readiness, hillside stability, HOA rules, and sewer line age.
Right after acceptance
- Order the general inspection and specialty inspections immediately.
- Review seller disclosures and connect findings to your inspection list.
- Keep all communication in writing through your agent and escrow.
Requesting repairs or credits
- Prioritize safety, structural, and high-cost items.
- Ask for permits and receipts for any prior major work.
- If repairs will be seller-completed, require licensed contractors and clear scope.
Removing or using the contingency
- Remove your inspection contingency only when satisfied or after you have a signed agreement.
- If needed, cancel on time and in writing per the contract to preserve your deposit.
Buying in Calabasas can move fast. With a clear plan and the right partners, you can act with confidence, protect your deposit, and still stay competitive. If you want concierge-level guidance tailored to your home and timeline, connect with Kevin Goldman for a calm, detailed approach from offer to closing.
FAQs
How long is a typical inspection contingency in Calabasas?
- It is negotiated in your contract, but common windows range from 3 to 7 days in competitive situations and 7 to 21 days for fuller diligence.
Can I get my deposit back if I cancel for inspection issues?
- Yes, if you cancel within your inspection period and follow the contract’s written notice steps, escrow will usually return your deposit.
What inspections should I prioritize for a Calabasas home?
- Start with a general inspection, then add termite/WDO, sewer scope, roof, HVAC, and any needed specialists for pools, chimneys, or hillside conditions.
How do negotiations work after the inspection?
- You can ask for repairs, credits, or a price change; the seller may agree, counter, or decline, and you choose to proceed, keep negotiating, or cancel within your window.
Should I waive the inspection contingency to win the house?
- Waiving can help in bidding but raises risk; many buyers choose a short inspection period or safety-only carveouts to balance speed and protection.
