Deb, Home Buyer in Sacramento, CA

Is a home inspection done before closing? And for a cash purchase, how long for closing?

Asked by Deb, Sacramento, CA Fri Nov 29, 2013

Help the community by answering this question:


Hi Deb, a home inspection is highly recommended as soon as possible after there is an accepted contract. This is because the buyer has to remove inspection contingencies within a certain number of days (see item 14B on page 5 of the contract for this length of time).

There is no set escrow period for any type of offer. However, typically the length of escrow for a financed offer is about 30 days and about 15 days for a cash offer. This is not set in stone per se though. It's whatever is listed on page 1 of the contract.

I hope that helps but feel free to contact me with any questions.


Jason Walter

REALTOR® - lic #01923240
Certified Public Accountant (CPA) - lic #103885
Hammer Real Estate Group
cell ph (916) 716-1341
1 vote Thank Flag Link Mon Dec 2, 2013
Answered in the purchase contract - ask your Realtor® for specifics regarding your transaction.
1 vote Thank Flag Link Mon Dec 2, 2013
What does your purchase contract say? A standard California Residential Purchase agreement allows for 17 days for a buyer to complete her inspections. Unless someone makes changes to the contract.

J.R. Thrasher
1 vote Thank Flag Link Mon Dec 2, 2013
As an Agent/ Investor we have closed cash deal in as little as 5 to 10 days. Our 5 day close was a very intense process but 10 days has been a very achievable goal with cash.
1 vote Thank Flag Link Fri Nov 29, 2013
Hi Deb,
Yes, the home inspection is done prior to closing; in fact they
are typically done within 7-17 days of acceptance of your
offer. The inspection is done by a buyer for them to make the
decision whether they should go forward or not. The typical
transaction has the property purchase "as is" subject to the
buyer's inspections so you know the true condition of the
property. If it has defects or conditions you were not expecting
you have a period of time that you can withdraw from the
1 vote Thank Flag Link Fri Nov 29, 2013
You maybe thinking of a final walk through which is to verify that the property is in the condition that has been agreed to by the buyer & seller (this would also be when you make sure that any agreed upon repairs have been completed).

Read your accepted contract (including counter offers) but typically the contract gives you the first 17 days after the contract is accepted to do inspections.

I have had a cash client get an accepted offer on a Monday and we were closed by Friday; but again read your contract for the definitive dates (some sellers may not wish to close quickly and inspections are very important for you to do and may take some time to complete).
1 vote Thank Flag Link Fri Nov 29, 2013
Hey Deb,
Typically a home inspection is usually done before closing if the buyer is asking for one. Depending on how they write their offer will depend on how long they have.

As far as a cash purchase goes, it depends on how long the close of escrow is written in the contract. Typically it is a shorter closing period
0 votes Thank Flag Link Mon Dec 2, 2013
Absolutely! Why would you close unless you know the condition of the home?

For closing, the escrow period is entirely negotiable. Typically, cash deals close more quickly than those involving a banks to deal with! I've seen these close in the 15-30 day time frame.

Best of luck to you.
0 votes Thank Flag Link Sat Nov 30, 2013
Going backwards, the answers are what would make the most sense to the buyer in creating their offer.

First and foremost, for ANY purchase, it's important that the buyer be FULLY INFORMED on the issues related to the home. (Even brand new homes aren't perfect- it's a complex set of systems and needs to be checked out). Therefore, in California at least, a home inspection is almost always completed so that you have all the details of the condition of the home, and review that as well with the disclosures provided by the seller and other investigations, talking to the neighbors, as an example.

Once the buyer feels that they are fully aware of the property, then you can close immediately. A cash buyer can close as soon as they're ready. So when a buyer writes their original offer they can set their inspection period for whatever they choose and ask for a closing as soon after that as they feel comfortable with closing.
0 votes Thank Flag Link Sat Nov 30, 2013
If you're buying, sure, you have the right to request a home inspection. (And it's a very good idea to have one done.) Yes, it's done before closing. Typically, your purchase will be contingent on a satisfactory home inspection, if you've requested one.

For a cash purchase, typically a few weeks. It can take that long for the home inspection, paperwork, title report, setting things up, and so on. Investors often buy homes in as-is condition in a week or so, paying all cash. The most likely delay is caused by some problem with the title.

Hope that helps.
0 votes Thank Flag Link Sat Nov 30, 2013
Don Tepper, Real Estate Pro in Fairfax, VA
Hi Deb,

A home inspection can be done prior to closing escrow on a home. The purchase contract allows for inspections on behalf of the buyer (by default) within the first 17 days of escrow. That number can be negotiated and changed to more time or less timebut is traditionally 17 days.

If it is an all cash offer, all cash offers can typically close faster there for minimizing the inspection days. However, ultimately those numbers should be discussed and determined between the buyer and the buyer's agent for optimal results.

Hope that helps.

Keisha Mathews, REALTOR
Mathews & Co Realty Group
@ Century 21 Landmark Network
(916) 370-1803
0 votes Thank Flag Link Sat Nov 30, 2013
Hi Deb,

"Is a home inspection done before closing?"

Actually, you want to complete the property inspection, and all other property-based investigations, well before you investigative contingency expires (Para 14B of CAR form RPA covers the timeline for a Buyer to remove investigative contingencies.)

"And for a cash purchase, how long for closing?"

Well, I suppose this is up to you when you write your offer; perhaps 3 days after your investigative contingency removal and/or after Buyer-to-Seller requested repairs - just depends on the circumstances of the transaction.

0 votes Thank Flag Link Fri Nov 29, 2013
The closing time for a cash purchase is in the contract, the buyer and their agent will enter the amount of days in the contract, then the seller can agree or counter. Home inspections are done before closing, it is up to the buyer to get them done in the agreed upon time periods, also in the contract.

I have had all cash buyers put in closing times of 14 days, 21 days, or even 30 days if the seller needs more time to get out.
0 votes Thank Flag Link Fri Nov 29, 2013
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