Real Estate Contract Lawyer on Inspection Contingencies and Deposits

A property investigation may uncover structural damage, plumbing defects, or unsafe electrical systems. Under commonly used California Association of Realtors (C.A.R.) purchase forms, a buyer may cancel based on good-faith dissatisfaction while the investigation contingency remains available.

The buyer may instead request repairs or a price reduction. Unless the agreement provides otherwise, the seller need not accept those changes.

Inspection periods often begin on the date of acceptance, but the agreement controls their duration and starting event. Signed amendments may change these deadlines.

Under commonly used C.A.R. .orms, expiration of the inspection period does not ordinarily remove the contingency automatically. Removal generally requires the buyer's written action.

If the buyer fails to act as required, the seller may issue a contractual Notice to Buyer to Perform. Any subsequent cancellation must satisfy the applicable notice and waiting requirements.

Inspection findings and supporting photographs may explain why a buyer no longer wishes to proceed. Under an applicable C.A.R. .nvestigation contingency, good-faith dissatisfaction may support cancellation without proving seller misconduct.

The implied covenant of good faith and fair dealing does not override express contract terms. Separate allegations of undisclosed defects may implicate California Civil Code § 1102 et seq., rather than the inspection contingency itself.

A buyer may have grounds to cancel but still face a dispute over late or defective notice. The agreement controls the required form, recipient, delivery method, and effective date.

Relevant records include:

• The inspection contingency and signed amendments.
• The deadline and its contractual starting event.
• Any signed contingency-removal documents.
• Cancellation notices and delivery confirmation.
• Repair requests and extension correspondence.

A repair request does not necessarily constitute cancellation. Signed forms and electronic timestamps may establish whether the buyer complied with the notice provisions.

Escrow instructions govern deposit distribution. Even after valid cancellation, disputed funds may require mutual release instructions, a court order, or an arbitration award.

California Civil Code § 1057.3 applies to qualifying transactions involving one to four residential units, with at least one intended for buyer occupancy when escrow is created. If closing does not occur by the agreed date or a valid extension, failure to sign required release documents within 30 days after a written demand may create liability.

The statute provides an exception for good-faith disputes supported by a reasonable belief of legal entitlement. The 30-day period begins with the written demand, not the cancellation date. A claimant seeking liability under § 1057.3 must establish that no qualifying good-faith dispute justified withholding the funds.

A seller may claim that the buyer removed the contingency before canceling. The buyer may rely on an unremoved contingency or signed extension preserving cancellation rights.

California Civil Code § 1675 governs liquidated-damages provisions in residential purchases involving no more than four units when the buyer intends to occupy one as a residence. Subject to §§ 1677 and 1678, amounts actually paid under a qualifying provision that do not exceed 3% of the purchase price are generally valid unless the buyer proves they are unreasonable. Above 3%, the party enforcing the provision must establish reasonableness.

These rules concern buyer default, not valid contractual cancellation. A seller's refusal to release the deposit does not itself establish forfeiture.

Contract review compares counteroffers, signed extensions, and contingency-removal forms to determine which cancellation rights remained available. Execution and delivery dates also help distinguish a seller's Notice to Buyer to Perform from the buyer's cancellation notice.

Disputed deposit claims may turn on whether the buyer retained a cancellation right and properly delivered the required notice. The agreement may require mediation or arbitration, while litigation may remain available depending on its terms.

Legal review becomes particularly relevant when the seller disputes the cancellation date, claims the contingency was removed, or refuses to authorize deposit release. The evidence must establish contractual entitlement rather than merely the existence of an inspection defect.