How Long Does Escrow Take in California? A Complete Timeline

By Ramez Malki, Broker — C&R Properties  |  2026-06-28

California’s standard escrow period is 30-45 days — but how long your specific escrow takes depends on the complexity of the transaction, the speed of your lender’s underwriting process, and how quickly all parties respond to documentation requests and contingency deadlines. Understanding what happens during each phase of escrow, and what typically causes delays, allows buyers, sellers, and their agents to keep transactions on track.

Opening Escrow: Days 1-5

Escrow opens when the buyer’s agent delivers the signed purchase agreement to the escrow company, along with the earnest money deposit. In Orange County and Los Angeles, escrow is handled by a neutral third-party escrow company (not attorneys, as in some states). The escrow officer opens the file, orders title search, sends instructions to both parties, and coordinates the documentation flow for the remainder of the transaction.

During the first 5 days, several parallel processes begin simultaneously: the buyer’s lender orders the appraisal, the title company begins the title search (reviewing the property’s recorded history for liens, encumbrances, easements, and ownership gaps), the seller delivers their disclosure package (TDS, NHD, HOA documents), and the buyer schedules their general home inspection. Getting these processes started immediately upon opening escrow is essential — delays in the first week compound into delays at closing.

The Inspection and Contingency Period: Days 5-17

The buyer’s home inspection typically occurs between days 5-10 of escrow. The general inspector evaluates the property’s structural, mechanical, electrical, and plumbing systems and delivers a written report within 24-48 hours. Based on inspection findings, the buyer may schedule additional specialist inspections (roof, sewer scope, HVAC, foundation) during the remaining contingency period. By day 17, the buyer must either: remove their inspection contingency, submit a Request for Repair (RFR) requesting the seller address specific findings, or cancel the contract.

Simultaneously, the buyer reviews the seller’s complete disclosure package, HOA documents (if applicable), and any supplemental disclosures. Questions about disclosures should be directed to the listing agent promptly — last-minute disclosure questions in the final days before closing are a common cause of transaction stress and delay. Review disclosures within the first 7 days of receipt.

Loan Underwriting and Appraisal: Days 10-25

The appraisal is typically completed between days 10-15, with the written report delivered within 2-3 business days of the inspection. If the appraisal matches or exceeds the contract price, the loan moves to underwriting without complication. If the appraisal comes in below contract price, buyer and seller must negotiate a resolution (price reduction, cash gap coverage, or cancellation) before the loan can proceed.

Underwriting is the lender’s review of the buyer’s complete financial file — income documentation, credit, assets, and employment verification — combined with the appraisal and title reports to produce a final loan approval. Underwriting “conditions” — additional documentation requests — are common and must be responded to immediately. Every day of delay in providing underwriting documentation pushes the loan approval (and the close date) back by at least a day. Buyers should treat underwriting condition responses as urgent — same-day or next-morning turnaround is the standard.

Final Loan Approval to Closing: Days 25-30 (or 30-45)

Once all underwriting conditions are cleared, the lender issues a “clear to close” (CTC) and generates loan documents, which are sent to the escrow company for the signing appointment. The buyer reviews and signs loan and escrow documents — typically 100-150 pages — at a title company office or via electronic remote notarization. After signing, the lender funds the loan (wires proceeds to escrow) and the buyer wires their down payment and closing costs.

County recording — the formal transfer of title from seller to buyer — typically occurs 1-2 business days after signing and funding. Once the county recorder’s office confirms the deed has been recorded, escrow is officially closed, and the buyer’s agent receives keys to deliver. In California, possession is typically delivered at close of escrow (COE) unless a seller rent-back has been negotiated, in which case the seller remains in possession for the agreed post-close period.