What is a 17-day inspection contingency in California real estate?

What can buyers do during the 17 days?

The 17-day inspection contingency is the default investigation period written into the California Residential Purchase Agreement (RPA). Unless the buyer and seller negotiate a different timeline, the buyer has 17 days from acceptance to inspect the property, review reports and disclosures, and then either remove the contingency in writing, negotiate repairs or credits, or cancel the contract with their earnest money deposit protected. For buyers in Stockton, Lodi, and the rest of San Joaquin County, it is one of the most important protections in the entire purchase contract.

This window is the buyer's chance to investigate everything about the home. Most buyers order a general home inspection, and many add specialty inspections — roof, pest and termite, sewer lateral, HVAC, or foundation — depending on the property's age and condition. It is also the period to review the seller's disclosures, including the SPQ disclosure and Transfer Disclosure Statement, along with permits, HOA documents, and anything else that affects the decision to move forward.

Does the contingency expire automatically after day 17?

No — and this surprises many buyers. In California, contingencies do not expire on their own. The buyer must actively remove them in writing using a Contingency Removal form. If day 17 passes and the buyer has not removed the contingency, the seller's remedy is to deliver a Notice to Buyer to Perform, which typically gives the buyer at least two more days to act before the seller can cancel. Until the contingency is removed in writing, the buyer's deposit protection generally remains in place.

Can the 17 days be shortened in a competitive offer?

Yes, and in competitive markets it happens constantly. Shortening the inspection contingency to 7 to 12 days is one of the most effective ways to strengthen an offer without overpaying. The key is doing it responsibly: lining up inspectors before acceptance so the reports come back quickly. Across 200+ closed transactions in San Joaquin County, I've helped buyers shorten timelines safely — and helped my sellers, whose homes average just 14 days on market with a 99% list-to-sale ratio, evaluate which offers have realistic contingency terms.

What happens if the inspection finds problems?

The buyer has options. They can request repairs, ask for a credit toward closing costs, renegotiate the price, or — if the issues are serious enough — cancel the contract while the contingency is still in place and generally receive their deposit back. Most transactions work through a Request for Repairs, and the negotiation is usually resolved well before the closing timeline is affected.

Frequently asked questions

Is the inspection contingency always 17 days in California?

No. Seventeen days is the RPA default, but the parties can agree to any number. In competitive San Joaquin County situations, buyers often offer 7 to 12 days.

Do I lose my earnest money if I cancel during the inspection contingency?

If you cancel in writing while the contingency is still in place and follow the contract's procedures, your earnest money deposit is generally returned.

Who pays for home inspections in California?

Buyers typically pay for their own inspections — a general inspection plus any specialty inspections such as roof, pest, or sewer.

Jeremiah Patterson, Associate Broker, DRE# 02017640, Cornerstone Real Estate Group — 200+ closed transactions, 99% list-to-sale ratio, and 64+ five-star reviews on Realtor.com. Questions about inspection timelines on your purchase or sale? Reach out at jeremiah@cornerstonecloses.com, call or text (209) 329-7238, or visit sellingsanjoaquin.com.