What Happens After You Accept an Offer in California? A Seller's Step-by-Step Guide

After accepting an offer in California, escrow opens within 1–3 business days and a 30–45 day closing process begins. The seller's primary obligations come early: delivering the Transfer Disclosure Statement (TDS), Natural Hazard Disclosure (NHD), and — for HOA properties — the HOA resale package, all within 7 days of acceptance. The buyer then completes inspections and must actively remove contingencies in writing by around day 17. Once contingencies are removed, the buyer's earnest money becomes non-refundable. The transaction closes when the buyer's lender funds, the deed is recorded with Los Angeles County, and the seller receives net proceeds via wire transfer.

You accepted the offer. Congratulations — but the real work is just beginning.

Most sellers in Calabasas, Westlake Village, Agoura Hills, and Woodland Hills are surprised by how much happens between "accepted" and "closed." Thirty to 45 days of escrow involves a specific sequence of deadlines, forms, negotiations, and approvals — and missing a step can cost you the deal.

Here's exactly what to expect, in order, once that offer is signed.

The First 72 Hours: Escrow Opens

Within one to three business days of acceptance, escrow opens at the escrow company you and the buyer agreed to in the contract. In California, escrow companies are the neutral third party that holds funds and coordinates the transaction.

The escrow officer will circulate opening instructions to both sides, set the official close of escrow date, and request documents from both agents. The buyer deposits their earnest money — typically 1% to 3% of the purchase price — into the escrow account. On a $2.5 million sale, that's $25,000 to $75,000 sitting in escrow from day one.

Simultaneously, the title company begins its title search, producing the preliminary title report — a document that reveals any liens, encumbrances, easements, or unpaid claims against your property. Your existing mortgage, property tax arrears, HOA liens, or judgment liens all show up here. Everything gets paid off from your proceeds at close.

Your Most Urgent Task: Disclosures Within 7 Days

California sellers carry one of the most comprehensive disclosure obligations in the country — and the clock starts immediately after acceptance.

Under the California Residential Purchase Agreement (CAR Form RPA), you have 7 days to deliver all required disclosures. The core package includes:

• Transfer Disclosure Statement (TDS) — A detailed written account of the property's known condition: appliances, systems, roof, foundation, water intrusion history, past repairs, permits pulled, neighborhood issues, and anything else materially affecting value.
• Natural Hazard Disclosure (NHD) — A third-party report identifying whether your property sits in a flood, earthquake, or — critically for Calabasas, Agoura Hills, and Woodland Hills — a High or Very High Fire Hazard Severity Zone (FHSZ).
• Fire Hardening Disclosure — As of July 1, 2025, sellers of homes in designated high fire hazard zones must disclose the status of 12 specific fire-hardening conditions (CAR Form FH).
• HOA Resale Package — For gated and HOA communities in Calabasas, Westlake Village, and Agoura Hills, the escrow officer orders the resale package on your behalf. HOAs have 5–10 business days to deliver — request it immediately.

Inspections and the Repair Negotiation (Days 1–17)

The buyer schedules a general home inspection, pest inspection, and any specialty inspections. After reviewing reports, they may submit a Request for Repairs. You can complete repairs, offer a credit, or decline. In the Calabasas and Westlake Village luxury market, buyers at $2M+ tend to request credits rather than repairs.

Contingency Removal: The Moment Things Get Real (Around Day 17)

California uses active contingency removal. At day 17, the buyer must sign and deliver the Contingency Removal form (CAR Form CR). Contingencies do not expire automatically — the buyer must actively sign. Once signed, the earnest money goes hard — non-refundable.

If the buyer misses the deadline, your agent issues a Notice to Buyer to Perform (NBP), giving them 48 hours to sign or you can cancel.

The Appraisal (Financed Purchases)

The lender orders an appraisal, typically delivered by day 21. In the Calabasas and Westlake Village luxury market, low appraisals happen more often because comparable sales are thin. If it comes in low: reduce price, split the gap, or hold firm.

Final Steps: Loan Approval, Signing, and Close

Once contingencies are removed and appraisal clears, the lender issues final loan approval. You'll receive a settlement statement with every deduction: mortgage payoff, commissions, escrow fees, title insurance, LA County Documentary Transfer Tax ($1.10/$1,000), HOA transfer fees, and prorations.

You sign closing documents, the deed is recorded with Los Angeles County, and net proceeds are wired to your account. Timeline: 30–45 days financed, 14–21 days cash.

Frequently Asked Questions

How long does escrow take in California?

30–45 days for financed. 7–21 days for all-cash. HOA communities may add a few days for document delivery.

When do California sellers have to provide disclosures?

Within 7 days of acceptance. Buyer has 3 days (in person) or 5 days (mailed) to cancel after receipt.

What happens if the buyer doesn't remove contingencies on time?

Seller can issue a Notice to Buyer to Perform (NBP), giving 48 hours to sign or seller can cancel. Contingencies are never removed automatically in California.

What is a preliminary title report?

Issued early in escrow — reveals all liens, encumbrances, and claims against the property. All must be cleared from sale proceeds before close.

What happens if the appraisal comes in low?

Three options: reduce price, split the gap, or hold firm and require the buyer to cover the difference. Have your agent prepare a strong comp package before the appraiser arrives.