Are you weighing how many contingencies to include on an Agoura Hills offer? You want to protect your deposit without losing out in a competitive market. The right plan helps you move quickly, keep your leverage, and still sleep well at night. In this guide, you’ll learn how the main contingencies work in California, what timing looks like in Agoura Hills, and when to keep, shorten, or waive them to strengthen your position. Let’s dive in.

Contingencies in California, explained

In California most offers use the California Association of Realtors Residential Purchase Agreement with standard addenda. Contingencies are written conditions that must be removed in writing by the buyer, or they expire under the deadlines in the contract. Removal typically happens through signed CAR forms and escrow instructions.

Most lenders require clear title and title insurance, plus an appraisal that supports the loan amount. Title companies issue a preliminary title report early in escrow, and lenders coordinate the appraisal schedule with your loan timeline.

The four big contingencies

Inspection contingency

The inspection contingency lets you investigate the property and decide how to proceed. You can inspect the home, roof, sewer line, HVAC, pool, chimney, and more, then request repairs or credits or cancel within the period. In the Los Angeles area, a general home inspection, termite, roof check, and sewer scope are common, with geotechnical reviews considered on hillside lots.

Sellers in California must disclose known issues but are not required to make repairs. If you waive or shorten the inspection contingency, you reduce your ability to discover problems and negotiate. A seller might prefer your offer if it is shortened or waived, but you are taking on more risk.

Loan contingency

The loan contingency protects you if you cannot obtain financing by a stated date. You agree to make a good faith effort with your lender and share timely updates. If the loan is denied within the contingency period, you can usually cancel and recover your deposit, subject to the contract.

Variations include a full loan contingency, a shortened or limited contingency tied to a specific rate or loan type, or a full waiver if you have the cash to close regardless. Waiving the loan contingency raises your risk because you could lose your deposit if funding fails.

Appraisal contingency

The appraisal contingency covers you if the appraisal comes in below the purchase price. You can try to renegotiate, bring extra cash to cover the gap, or cancel during the contingency period. In competitive markets, buyers sometimes offer appraisal gap coverage, agreeing to bring a set amount of cash if the appraisal is short.

If you fully waive appraisal protection, you are committing to cover any shortfall or to proceed without financing if the lender cannot lend on the lower appraisal value. That increases certainty for the seller but puts more pressure on your cash reserves.

Title contingency

The title contingency lets you review the preliminary title report, including exceptions, liens, easements, and CC&Rs. If anything is unacceptable, you can object within the review window and request a cure or cancel if the issue cannot be resolved. In LA County, typical items include past mechanic’s liens, HOA liens, and older easements.

Waiving title review is uncommon. Most sellers deliver clear title and work with escrow and title companies to resolve issues before closing. You should plan to review the preliminary report promptly.

HOA and disclosures you should review

If the property is in a condo or planned community, you should review the HOA budget, rules, minutes, and any known or proposed assessments. California also requires a Natural Hazard Disclosure, Transfer Disclosure Statement, and a Seller Property Questionnaire. Even with these documents, you still rely on the inspection period to verify the property’s condition and risks.

Agoura Hills timing and local context

Typical contingency periods

For financed purchases, a 30 to 45 day escrow is common. Cash deals can close faster in about 7 to 21 days. Inspection periods often run 7 to 17 days after acceptance, though competitive offers may shorten to 3 to 7 days. Loan and appraisal timelines commonly fall in the 17 to 21 day window, with appraisal timing tied to lender scheduling. Title reports usually arrive in the first week or two, and buyers often have 7 to 10 days to object after receipt.

These are typical ranges, not rules. Your exact dates come from your contract and addenda.

Wildfire, insurance, and hillside diligence

Agoura Hills sits near wildland-urban interface areas, so wildfire risk and brush clearance are part of smart due diligence. Review defensible space and roof materials, and ask about prior fire impacts if known. Insurance availability and premiums can affect loan approval and your ability to close on time, so speak with insurers early in your process.

Hillside and view properties may benefit from geotechnical review for soil stability, erosion, and drainage. This kind of diligence can fit into a focused inspection period if you line up vendors and schedule early.

Sewer, seismic, and other local notes

Most of Agoura Hills uses public sewer, but confirm for outlying parcels where septic may be present. Given California’s seismic risk, check foundation conditions and any retrofit work on older homes. A targeted inspection plan helps you cover these items quickly if you use shortened timelines.

Strategy: keep, shorten, or waive

Below are common approaches and how they affect leverage.

Inspection strategies

• Keep the full inspection period. You preserve the right to cancel or request credits. This is the least risky path for buyers.
• Shorten the inspection to 5 to 7 days. You keep protection but show the seller you will move quickly. This requires pre-booked inspectors and fast decisions.
• Pre-offer inspection. If possible, inspect before writing and reference the report in your offer. This reduces friction later but requires seller permission and upfront cost.
• As-is with limited requests. You accept the property largely as-is and reserve the right to request a capped credit for major safety or structural items only. This can balance certainty and prudence.

Appraisal strategies

• Keep the appraisal contingency. You maintain the option to renegotiate or cancel if value comes in low.
• Add appraisal gap coverage. You commit to bring up to a stated dollar amount to close if the appraisal is short. This narrows the seller’s risk without a full waiver.
• Waive the appraisal contingency with cash backup. Strong for the seller if you have verifiable funds, but you assume the risk of any valuation gap.

Loan strategies

• Full contingency with a strong pre-approval. Prudent for many buyers and more competitive if your lender is responsive and local.
• Shortened loan contingency. A 17 day removal is common in competitive settings if underwriting is on track.
• Limited loan contingency. You remain protected if terms exceed a maximum rate or if the loan type changes.
• Waive the contingency. This is attractive to sellers but risky unless you can close with cash or have robust reserves.

Title strategies

• Standard review window. Recommended. Confirm preliminary title arrives early in escrow and raise objections within the deadline.
• Compressed review window. Consider this only if you or your title professional can review quickly and the property has clean, recent title work.

Seller perspective: reading offer strength

• Favor clear timelines and documented capacity. Short inspection periods and defined appraisal gap coverage signal readiness.
• Verify financing. Request lender contact and a written pre-approval if the buyer shortens or waives the loan contingency.
• Consider repair caps or escrow holdbacks. These can keep a deal moving without forcing a full inspection waiver.
• Deliver a current preliminary title report. Fewer title surprises keep escrow efficient and reduce buyer objections.

A simple escrow timeline

• Day 0: Offer accepted and escrow opened. Buyer deposits earnest money.
• Days 1 to 7: Preliminary title report delivered. Inspections ordered and scheduled. Lender issues initial disclosures and orders appraisal.
• Days 7 to 17: Inspection period often ends. Appraisal is completed or in flight. Loan processing advances.
• Days 17 to 30: Appraisal responses, final repair or credit discussions, and underwriting clearance.
• Day 30 to 45: Funding, recording, and close. Cash closings can be faster if title is clear and both sides are ready.

Buyer checklist before an aggressive offer

• Get a written pre-approval from a lender who knows the local market and confirm underwriting milestones.
• Pre-book inspectors and, if applicable, a sewer scope and roof check. For hillside homes, line up a geotechnical consultant if needed.
• Check homeowner’s insurance availability and estimated premiums early, with attention to wildfire exposure.
• Review any available disclosures and HOA documents before you write.
• Decide your risk tolerance and prepare contingency language with your agent in advance.

Seller checklist to evaluate offers

• Compare not only price but also contingency timelines, deposit size, and financing details.
• Confirm lender pre-approval and request lender contact when buyers shorten or waive loan terms.
• Resolve known title issues and HOA delinquencies prior to listing to reduce objections.
• Consider credits, caps, or small holdbacks in lieu of insisting on a full inspection waiver.

Red flags that need attention

• A buyer waives multiple contingencies without solid proof of funds or a strong pre-approval.
• Incomplete or missing disclosures. California requires statutory disclosures.
• Title exceptions related to taxes, mechanic’s liens, legal disputes, or unclear vesting.
• Insurance denials or very high premiums due to wildfire risk that could derail financing.

Next steps

The best contingency plan is the one that fits your goals, the home you want, and the current Agoura Hills market. Start with clear timelines, a lender who can move, and an inspection plan that matches the property. Then decide which protections to keep, which to shorten, and where you can offer certainty without taking on unnecessary risk.

If you want a quiet, strategic approach with local expertise and precise negotiation, our team is here to help. The Getzels Group pairs boutique guidance with the reach and tools needed to secure the right home under the right terms. Let’s align your contingencies with your goals and move with confidence.

FAQs

Agoura Hills buyers: how long is a typical inspection period?

• Most buyers use 7 to 17 days after acceptance, though competitive offers sometimes shorten to 3 to 7 days.

What is an appraisal gap and why include one in Agoura Hills?

• It is a buyer’s promise to bring a set amount of cash if the appraisal is short, which gives sellers confidence without a full appraisal waiver.

Should I ever waive the loan contingency if I am financing?

• Only if you can close with cash or have strong reserves, since waiving the loan contingency puts your deposit at risk if financing fails.

How does wildfire risk in Agoura Hills affect contingencies?

• Insurance availability and premiums can impact loan approval and timing, so check coverage options early and factor that into your inspection and loan timelines.

What should sellers prioritize when comparing multiple offers?

• Look at contingency timelines, deposit strength, financing certainty, and whether buyers offer appraisal gap coverage or reasonable repair approaches.

Do I need a title contingency if the seller promises clear title?

• Yes, you should still review the preliminary title report and exceptions within a defined window to confirm there are no liens, easements, or restrictions you cannot accept.