How Long Do You Have to Inspect a Home in California? The Inspection Contingency Explained
The standard default is 17 days — but it's negotiable, not fixed by law. Here's how the deadline actually works.
California’s standard purchase contract doesn’t mandate a fixed inspection period by law — it defaults to 17 days from the Effective Date, and either side can agree to a longer or shorter window before signing. Whatever the number ends up being, it’s the buyer’s main window to investigate the property — and to decide whether to move forward, renegotiate, or walk away with the earnest money deposit intact.
What the inspection period actually covers
“Inspection contingency” undersells it a little — this window is really a general due-diligence period. It typically covers your general home inspection, any specialist inspections you order (pest, roof, sewer/septic, pool), and reviewing anything else about the property you want to check before committing further. If the property has an HOA, document review sometimes runs on its own separate, shorter timeline rather than sharing this period.
How the clock runs
The period counts from the day after the Effective Date, in calendar days. It’s a firm, contractual deadline, not a soft target — if you want more time, you need the seller’s written agreement to extend it before it expires.
What happens if the deadline passes
Removing the contingency (agreeing you’re satisfied) has to happen affirmatively, in writing — it isn’t automatic just because the deadline arrives. If a buyer neither removes the contingency nor cancels by the deadline, a seller can serve a formal Notice to Buyer to Perform, giving the buyer a short additional window (commonly at least 2 days) to act before the seller has grounds to cancel the contract themselves.
Frequently asked
Is 17 days a legal requirement?
No — it's the standard contract's default, not a statutory rule. Buyer and seller can agree to a shorter or longer period in the contract itself.
Can I cancel after the 17 days if I find something wrong?
Only if you haven't already removed the contingency in writing. Once it's removed, that specific safety net is gone — which is exactly why buyers shouldn't remove it before they're actually satisfied.
What's a Notice to Buyer to Perform?
A formal written notice a seller can send once a deadline has passed without action, starting a short countdown before the seller can cancel the contract if the buyer still doesn't respond.
This is educational guidance, not legal advice. Consult a California real estate attorney for legal questions specific to your transaction.