Buyer Property Investigation Period
In the California Residential Purchase Agreement (C.A.R. RPA), the Property Investigation Contingency (often called the Buyer Investigation Period) gives the buyer time to fully evaluate the property before committing to the purchase.
Below is a clear timeline and explanation of the buyer’s responsibilities and process.
Buyer Property Investigation Period
(Timeline & Responsibilities from the C.A.R. Residential Purchase Agreement)
- When the Investigation Period Starts
The Property Investigation Contingency period begins when all three occur:
- The seller accepts the offer and both parties sign the RPA.
- The buyer receives required seller disclosures.
- The contract is fully executed (ratified).
Typical timeframe in the RPA:
- 17 days by default (unless modified in the agreement).
Timeline of the Buyer Investigation Process
Day 0 – Contract Acceptance
Buyer responsibilities begin.
Buyer should immediately:
- Deliver initial deposit to escrow (usually within 3 business days).
- Schedule inspections.
- Start reviewing disclosures.
Days 1–5 – Schedule Inspections
Buyer should order inspections right away.
Typical inspections include:
- General home inspection
- Termite/pest inspection
- Roof inspection
- Sewer lateral inspection
- Chimney inspection
- Pool inspection (if applicable)
- Foundation or structural inspection
- Mold or environmental inspection
Buyer must hire licensed inspectors and pay inspection fees.
Days 5–12 – Review Disclosures and Reports
Buyer reviews:
Seller disclosures including:
- Transfer Disclosure Statement (TDS)
- Seller Property Questionnaire (SPQ)
- Natural Hazard Disclosure (NHD)
- Lead-Based Paint Disclosure
- HOA documents (if applicable)
Buyer also reviews:
- Inspection reports
- Preliminary title report
- Insurance availability
- Permit history
- Property condition
Buyer may also investigate:
- Zoning
- Square footage
- Neighborhood conditions
- Noise
- Future developments
- School districts
- Environmental issues
Days 10–15 – Request Repairs or Credits
If issues are discovered, buyer may submit:
- Request for Repair (RR)
- Credit request
- Price renegotiation
Seller can:
- Agree
- Refuse
- Counteroffer
Negotiations occur during this time.
Day 17 (Typical Deadline)
Buyer must remove the Investigation Contingency or cancel.
Buyer options:
- Remove contingency (proceed with purchase)
- Request extension
- Cancel contract
If buyer cancels within the contingency period:
- Deposit is returned.
Buyer Responsibilities During Investigation
The buyer must:
- Inspect the Property
Conduct professional inspections.
- Review All Disclosures
Carefully review all seller and third-party documents.
- Verify Property Information
Buyer is responsible to independently verify:
- Square footage
- Permits
- Property lines
- Zoning
- School district
- Condition of systems
- Investigate Environmental and Neighborhood Conditions
Examples:
- Noise
- Flood zones
- Fire hazards
- Nearby developments
- Crime statistics
- Approve or Reject Property Condition
Before the contingency deadline.
Important Legal Point in the RPA
The RPA states that the buyer has a duty to investigate the property and is not relying solely on seller representations.
The buyer must:
Conduct their own investigations and satisfy themselves regarding the condition and suitability of the property.
What Happens if Buyer Does Nothing?
If the buyer does not remove contingencies, the seller may issue a Notice to Perform (2-day notice).
After that:
- Seller can cancel the contract.
Simple Visual Timeline
| Day | Action |
| Day 0 | Contract accepted |
| Days 1–5 | Order inspections |
| Days 5–12 | Review reports & disclosures |
| Days 10–15 | Request repairs/credits |
| Day 17 | Remove or cancel contingency |
Important for Brokers (Best Practice)