In California, buyers have a default 17-day investigation period under the Residential Purchase Agreement to complete a home inspection and decide how to proceed. A general inspection in Orange County costs $400 to $700. It covers the roof, foundation, electrical, plumbing, HVAC, and more. Eighty-six percent of inspections find at least one issue. The inspection does not kill deals, but what you do with the results determines whether you negotiate repairs, take a credit, or walk away with your deposit intact.
By Austin Criss, REALTOR® | RE/MAX TIFFANY | June 24, 2026
Questions? Call or text me at 714.600.1176. Always Ask Austin.
What the General Inspection Covers
A general home inspection is a visual, non-invasive assessment of the property’s major systems and structural components. California inspectors typically follow the standards of organizations like ASHI (American Society of Home Inspectors) or InterNACHI. The inspection covers:
- Roof: Condition of shingles, flashings, gutters, and visible decking
- Foundation and structure: Visible cracks, settlement, grading around the home
- Exterior: Siding, trim, windows, doors, garage, driveway
- Electrical: Panel capacity, breaker types, visible wiring, outlets, GFCIs
- Plumbing: Water pressure, supply and drain lines, water heater, fixtures
- HVAC: Furnace and AC function, filters, ductwork, thermostats
- Attic: Insulation, ventilation, visible rafters and sheathing
- Interior: Walls, ceilings, floors, stairs, doors, windows from inside
What the inspection does not cover: anything behind walls, under slabs, beneath insulation, or otherwise inaccessible. The inspector documents what is visible. This is why specialty inspections often complement the general one.
Specialty Inspections and What They Cost
In Orange County, certain specialty inspections are worth doing on most resales:
Sewer scope ($150 to $300): A camera is threaded through the sewer lateral from the cleanout to the main. Roots, cracks, and bellied sections are common in older OC neighborhoods and can cost $3,000 to $15,000+ to repair. I recommend a sewer scope on any home built before 2000 in Cypress and Buena Park.
Termite and pest inspection ($75 to $150): Separate from the general inspection. Required by lenders on FHA and VA loans. Reports findings as Section 1 (active infestation or damage) and Section 2 (conditions likely to lead to infestation). Sellers often pay to clear Section 1 items in OC, it is negotiable in the contract.
Chimney inspection ($100 to $200): Relevant if the home has a wood-burning fireplace. Interior inspections use cameras to check the flue liner and firebox for cracks and debris.
Pool inspection ($100 to $200): Covers the shell, equipment, electrical bonding, and safety features. Pools are common in Cypress and Buena Park backyards and can have deferred maintenance that does not surface in a general inspection.
Mold inspection ($200 to $400): Not always necessary, but appropriate when the general inspector notes moisture intrusion, discoloration, or musty odor. A mold test identifies the species and concentration to determine remediation needs.
The 17-Day Investigation Period in California
Under the California Residential Purchase Agreement (RPA Rev. 6/25), buyers have 17 calendar days from acceptance to complete all inspections and review all disclosures. This window is called the Investigation of Property contingency. It covers:
- General inspection
- Any specialty inspections
- Review of the seller’s TDS, SPQ, NHD, and other disclosures
- HOA documents (if applicable)
- Any permits or unpermitted work research
The 17-day clock starts ticking the day after acceptance, not the day you receive disclosures. Scheduling promptly matters. Most inspectors in OC are available within 2 to 5 days of contact. I schedule inspections for my buyers the same day the offer is accepted to keep the timeline on track.
What You Can Do After the Inspection
Once you receive the report, you have four options before the end of your 17-day period:
1. Accept and remove the contingency. If the report is acceptable, you sign the Contingency Removal form and the inspection contingency is gone. Your deposit is now at risk if you later back out without a different contractual basis.
2. Request repairs. Send the seller a Request for Repair (RR) listing specific items. The seller can agree, counter, or refuse. You can cancel if the seller refuses and your contingency is still active. Cosmetic issues rarely get addressed in a seller’s market. Safety issues and major systems often do.
3. Request a credit. Instead of repairs, ask for a closing cost credit in lieu of repairs. This is often cleaner in competitive markets where sellers are reluctant to bring contractors through. You get cash at closing and handle the repairs yourself after moving in.
4. Cancel. If the findings are unacceptable and the seller will not negotiate, you can cancel within the contingency period and receive a full refund of your earnest money deposit. No penalty. You are protected as long as the contingency has not been removed.
Waiving the Inspection in a Competitive Market
In OC’s competitive market, some sellers prefer non-contingent offers. The right response to this is not to waive the inspection blindly. The better strategy is a pre-offer inspection: hire the inspector before you submit your offer, attend the walkthrough, review the report, and then submit a non-contingent offer with full knowledge of the property’s condition.
This approach gives sellers what they want (a non-contingent offer) while giving you the protection of knowing what you are buying. It does cost $400 to $700 before you know if your offer will be accepted, but on a $1 million purchase, that is a reasonable due diligence expense. I help my buyers determine when a pre-offer inspection makes strategic sense based on the specific property and offer environment.
I never advise submitting a fully non-contingent offer without any inspection data at all. Buying a home in Cypress or Buena Park without knowing the condition of the roof, plumbing, and electrical is a risk that is not worth taking, regardless of competitive pressure.
Frequently Asked Questions
How much does a home inspection cost in Orange County?
$400 to $700 for a standard single-family home (1,500 to 2,500 sq ft). Specialty inspections are separate: sewer scope $150 to $300, termite $75 to $150, chimney $100 to $200, pool $100 to $200, mold $200 to $400. Budget $800 to $1,200 total for a thorough inspection package on a typical Cypress or Buena Park resale.
What does a home inspection cover in California?
Roof, foundation, exterior, electrical, plumbing, HVAC, attic, and interior visible surfaces. The inspection is visual and non-invasive. What is behind walls, under slabs, or otherwise inaccessible is not covered. Specialty inspections address systems the general inspection does not reach.
How long do buyers have for a home inspection in California?
17 calendar days from acceptance under the default RPA. This window covers the general inspection, specialty inspections, and disclosure review. Scheduling within 24 hours of acceptance is important to leave time for specialty follow-ups and any negotiation within the window.
What can a buyer do after a home inspection in California?
Accept as-is and remove the contingency, request repairs, request a closing cost credit in lieu of repairs, or cancel and recover the full earnest money deposit. The seller has no obligation to agree to repairs. The buyer has no obligation to proceed if findings are unacceptable and the contingency has not been removed.
Should I waive the home inspection in a competitive market?
Not without doing one first. In OC, a pre-offer inspection lets you submit a non-contingent offer without going in blind. You pay $400 to $700 before knowing if the offer is accepted, but you have full knowledge of the property’s condition. Submitting a truly blind non-contingent offer on a major resale in Cypress or Buena Park is a risk I do not recommend.
Buying in Cypress, Buena Park, or Anaheim?
I connect buyers with inspectors I trust and walk through the report with you so you understand what is negotiable and what is not. The inspection is your best leverage point in any transaction. Let’s use it right.
714.600.1176. Always Ask Austin.
About Austin Criss
Austin Criss is a REALTOR® with RE/MAX TIFFANY serving Cypress, Buena Park, and Orange County, California. He guides buyers through every step of the inspection and negotiation process so nothing slips through the cracks. Call or text at 714.600.1176, or visit austincriss.com.