Are you trying to figure out how long your contingencies should be in a Lakewood home purchase? You are not alone. Timelines in California are negotiable, and getting them right can boost your chances in a competitive market while protecting your deposit. In this guide, you will learn the standard ranges used in California contracts, Lakewood-specific tips, and simple timelines you can use. Let’s dive in.
Contingencies 101 in California
Contingencies are conditions in your offer that must be met for you to move forward. In California, the Residential Purchase Agreement (RPA) includes sections where you write in the number of days for each contingency and the close of escrow. There are no default lengths unless you and the seller agree to them in writing.
A contingency only protects you if it is clearly written into the contract. Specify the number of days, whether the clock starts on acceptance or on delivery of disclosures, and whether you are using calendar or business days. Also remember that removing a contingency creates a duty to close; if you remove, for example, your loan contingency and your financing later falls through, your deposit can be at risk.
Typical contingency timelines in Lakewood
Inspection contingency
The inspection period lets you complete a general home inspection, order specialty inspections, and review seller disclosures. Common ranges in Southern California are 7 to 17 days from acceptance. Shorter windows like 3 to 5 days can help in bidding wars but leave little room for specialty inspections.
- Short window (3 to 5 days): competitive but higher risk of missing issues.
- Standard window (10 to 17 days): balanced time to inspect, review disclosures, and negotiate.
- Longer window (14 to 21+ days): safer for complex homes, less competitive in hot markets.
Loan (financing) contingency
A loan contingency lets you cancel if you cannot get financing by the deadline under the terms in your offer. Typical removal windows are 17 to 30 days, with many buyers landing between 21 and 30 days to allow underwriting to finish. Shortening to 14 to 17 days is possible if you have strong lender prep, but it raises risk if underwriting needs more time.
Appraisal contingency
Appraisals are often ordered immediately after acceptance. Many buyers align appraisal removal with the loan contingency or set 7 to 14 days for completion and resolution. Turn times vary, so order early and plan for up to two weeks if demand is high.
Other items that affect timing
- Wood-destroying organism (termite) inspection: routine in Southern California; often completed within the inspection period.
- HOA document review: for condos and planned developments, allow 3 to 10 days to review association documents once received.
- Title review and clearing exceptions: issues can appear quickly, but resolving them may take time. Keep communication open with escrow and title.
Lakewood factors that impact your timeline
Many Lakewood homes were built in the 1950s and 1960s. You should plan time for inspections that address common age-related items like older plumbing, dated electrical systems, and roof condition. Termite activity is common in the region, so a WDO inspection is often recommended.
Specialty inspectors such as sewer, foundation, or roofing contractors can have lead times of 3 to 10 days, especially during busy seasons. If you are buying a condo or a home in a planned development, budget time to review HOA rules and financials. These local realities argue for a balanced approach rather than the shortest possible inspection window.
Three sample timelines you can use
Important: In your RPA, state whether days are calendar days and whether counting starts on the day of acceptance or the next day.
A. Aggressive and competitive
- Inspection contingency: 3 to 5 days
- Day 0: Offer accepted; order general inspection and WDO immediately.
- Days 1 to 3: Add only urgent specialty inspections if available.
- End of Day 3 to 5: Remove inspection contingency or submit repair request.
- Loan contingency: 14 to 21 days (aim for lender conditional approval up front)
- Appraisal: order immediately; expect 7 to 10 days for report
- Close of escrow: 21 to 30 days
- Risk trade-off: very little time for specialty inspections and repair talks; requires strong lender prep.
B. Balanced and typical
- Inspection contingency: 10 to 14 days
- Within 48 hours: schedule general inspection; book WDO, sewer, roof, and other specialty checks in the first week.
- Negotiate repairs within the inspection period.
- Loan contingency: 21 to 30 days
- Appraisal: 7 to 14 days
- Close of escrow: 30 to 45 days
- Risk trade-off: competitive for most Lakewood homes while giving you enough time for due diligence.
C. Conservative and safe
- Inspection contingency: 14 to 21+ days
- Useful for complex properties or out-of-area buyers who need multiple specialty inspections and permit research.
- Loan contingency: 30 to 45 days
- Appraisal: schedule early; plan for up to 2 weeks
- Close of escrow: 45+ days
- Risk trade-off: least risky for buyers, but less competitive in multiple-offer situations.
How to write strong timelines in your offer
- Be explicit about start dates and whether you are using calendar or business days.
- Tie contingency removal to evidence, such as written final loan approval before removing your loan contingency.
- Include a clear period to review seller disclosures before inspection removal.
- For condos and planned developments, write in a specific HOA document review period once documents are delivered.
Stay competitive without adding undue risk
- Arrive with a lender conditional approval rather than a basic pre-qualification.
- Show strength in other ways: larger earnest money deposit, flexible close date, or covering certain seller costs.
- Use an appraisal gap clause that commits a set amount you will cover if the appraisal is short, while still keeping an appraisal contingency for amounts beyond that gap.
- Be cautious with “as-is” offers. You can accept a home as-is and still keep inspection rights, but removing inspection protections altogether increases risk.
Coordination checklist from offer to close
- Pre-offer: secure full lender pre-approval or conditional approval.
- Day 0 to 1: order general and WDO inspections; line up sewer, roof, or foundation specialists if needed.
- Day 1 to 3: provide your lender all documents; respond within 24 to 48 hours to any underwriting conditions.
- First week: review disclosures; start HOA document review if applicable; request the preliminary title report and flag issues early.
- Ongoing: track appraisal order and due date; confirm access with the listing agent so inspectors can get in on schedule.
Common pitfalls to avoid
- Waiving contingencies you might need. Once removed, your ability to cancel is limited and your deposit can be at risk.
- Not aligning with your lender’s timeline. If underwriting needs 25 days, do not write a 14-day loan contingency.
- Forgetting HOA and title timelines. Build in room to review documents and clear exceptions.
- Waiting to schedule inspectors. Vendor availability can tighten during busy weeks; book immediately after acceptance.
Ready to plan your timeline?
If you want a competitive offer that still protects your interests, you need clear timelines, the right vendors, and a lender plan that matches the contract. Our local experience with Lakewood homes and our team-based process make the moving parts easier to manage. If you are ready to map a smart, personalized plan, reach out to The Elmer Team.
FAQs
What is a contingency in a California home purchase?
- A contingency is a contract condition that gives you time to verify key items, like inspections, appraisal, and loan approval, and cancel if unmet by the deadline.
How long should my inspection period be in Lakewood?
- Aim for 10 to 14 days for a balanced approach, with shorter 3 to 5 days only in competitive cases when you can schedule inspections fast.
What is a typical loan contingency timeline?
- Most buyers use 21 to 30 days so underwriting can finish; shortening to 14 to 17 days is risky unless you have lender conditional approval.
How fast can an appraisal be completed?
- Appraisals are often returned in 7 to 14 days, but order immediately after acceptance to stay on track.
Do I need a termite inspection in Lakewood?
- Yes, WDO inspections are common in Southern California and often shape repair requests and budget planning.
What happens if I remove contingencies too early?
- If you remove a contingency and the related issue later fails, your deposit may be at risk and you could face a breach claim, so remove only with solid evidence.
