Escrow In California: Step-By-Step For RHE Buyers

January 22, 2026

Buying a home in Rolling Hills Estates is exciting, but the steps between offer and keys can feel unclear. You want to protect your deposit, hit every deadline, and avoid surprises that are common in hillside communities. This guide walks you through each stage of California escrow with realistic timelines, typical costs, and local tips for RHE buyers. Let’s dive in.

Your escrow roadmap

Offer accepted and escrow opened. Within 1 to 3 business days, the seller and buyer open escrow with a neutral escrow and title company. You will receive contact details and wiring instructions from the escrow officer.
Deposit your earnest money. Your Earnest Money Deposit is typically due within 1 to 3 business days. It is held in the escrow account according to the contract.
Contingency periods begin. Inspection, appraisal, loan, title, and HOA review timelines start. In Southern California, inspection windows often run about 7 to 17 days, but these are negotiable.
Inspections and repair talks. You complete your general inspection and any specialty inspections, then request repairs or credits. This usually happens within the first couple of weeks.
Appraisal and loan underwriting. Your lender orders the appraisal and processes your loan. This step commonly takes 21 to 45 days from loan application to clear to close.
Signing and final walkthrough. You review and sign closing documents and complete a final walkthrough shortly before funding.
Funding, recording, and keys. After the lender funds, the deed records with Los Angeles County. Possession timing depends on the contract, often at recording.

Typical escrow length: financed purchases often take 30 to 45 days, while cash purchases can close in 7 to 21 days.

Contingencies that protect you

Earnest Money Deposit (EMD)

Your EMD shows good faith and stays in escrow until closing.
Amounts vary, and the percentage is negotiated. While contingencies are active, the EMD is typically refundable under the contract. Once you remove contingencies in writing, your deposit can be at risk if you later cancel without a covered reason.

Inspections you should expect

A general home inspection is standard. In RHE, also consider roof, HVAC, electrical, plumbing, sewer scope, and termite inspections.
For hillside properties, it can be wise to consult a foundation specialist or a geology or soil engineer if the home is on a slope or shows signs of movement.
Inspection windows are commonly 7 to 17 days in our market, but the exact number is negotiated.

Appraisal and value checks

If you finance, your lender orders the appraisal and you usually pay the fee upfront. Turnaround often takes 7 to 14 days from order.
If the appraisal comes in low, options include increasing your down payment, renegotiating price, or using your contingency to cancel if allowed by your contract.

Loan contingency and underwriting

Your loan contingency protects you if the lender will not fund. You will provide documents, respond to conditions, and aim for clear to close.
Expect a Loan Estimate early and a Closing Disclosure at least three business days before signing.

Title and HOA review

Title work starts early. You will receive a preliminary title report that shows easements and recorded items. You have a window to review and raise objections.
If the home is part of an HOA, you receive governing documents, financials, and disclosures. Review them within the contract’s timeline to confirm rules, budgets, and whether there is any pending litigation.

Contingency removal is in writing

You remove each contingency with written notices. Once removed, your EMD may become non refundable under the contract if you later cancel without a covered reason.

Wiring safety and escrow fraud

Wire fraud attempts are common. Always confirm wiring instructions by phone with your escrow officer using a trusted phone number. Do not rely only on email. Verify again on the day you send funds.

Possession and recording in LA County

Deeds are recorded after funding. Recording can happen the same day or within a couple of business days depending on volume. Possession is set by the purchase agreement.

What buyers typically pay in LA County

Down payment and lender fees if financing.
Appraisal fee.
Lender’s title insurance policy.
A share of escrow fees, which are negotiable and sometimes split.
Recording fees for documents in your name.
First year of homeowners insurance.
Prorated property taxes and future bills, including any supplemental tax after reassessment.
HOA transfer and document fees if applicable.
Inspection costs that you order.

As a rough guide, financed buyers in Los Angeles County often budget 2 to 5 percent of the purchase price for closing costs. Cash buyers usually pay less because they avoid many lender fees. Customs can vary, and some items are negotiable. Ask your escrow officer for a local estimate tied to your address and contract.

Rolling Hills Estates local checks

Hillside and foundation considerations

Many RHE homes are on slopes. Pay close attention to drainage, retaining walls, and signs of soil movement. When in doubt, consult a structural or geotechnical professional.

Termite and wood-destroying organisms

Termite inspections are common in Southern California, and treatments are often negotiated. Review any pest reports and bids early in your inspection window.

Wildfire and flood awareness

Parts of Los Angeles County face wildfire risk. Check hazard maps and plan for defensible space where required.
Review FEMA flood maps to confirm whether flood insurance is required for your property and loan type.

HOA rules and architectural controls

Some RHE neighborhoods have HOAs that govern exterior changes, landscaping, and parking. Read the CC&Rs, rules, and financials carefully, and ask questions within your review period.

Title and easements

In hillside communities, you may see slope or drainage easements, utility easements, or view-related provisions. Review title exceptions closely and address concerns within your contract timeline.

Sewer and utilities

Most of RHE is served by public utilities and sewer. If a property is on septic, schedule a septic inspection and confirm compliance with local health requirements.

Recording timelines

Electronic recording has improved speed, but allow a few business days for final confirmation of recording in Los Angeles County.

Avoid common pitfalls

Tight timelines. Do not let short inspection or loan windows force rushed decisions. Ask for extensions when needed and justified.
Skipping specialty inspections. Sewer scopes, foundation reviews, or geology checks can uncover costly issues before you remove contingencies.
Missing dates. Calendar your EMD due date, contingency removals, and lender conditions so you do not default.
Wire fraud risk. Always verify wiring instructions by phone with your escrow officer and confirm the account details before sending funds.
Underestimating taxes and assessments. Plan for prorations, supplemental tax bills, and any Mello Roos or special assessments tied to the parcel.

Buyer checklist

Within 24 to 72 hours: Open escrow, wire EMD after confirming instructions by phone, and submit your full loan application.
Days 3 to 14: Complete general inspection and order specialty inspections such as termite, sewer, roof, foundation, or geology if indicated.
By the inspection deadline: Negotiate repairs or credits and decide whether to remove or extend your inspection contingency in writing.
During underwriting: Send documents quickly, track the appraisal order and results, and clear lender conditions.
About 3 business days before closing: Review your Closing Disclosure and confirm final wire instructions with escrow.
Closing day: Sign loan and title documents, send funds by confirmed wire, complete your final walkthrough, and prepare for keys at recording per the contract.

Closing day: what to expect

Your lender funds the loan, escrow confirms all conditions, and the title company submits documents to Los Angeles County for recording. Once recording is confirmed, escrow is released and possession transfers per your agreement. Keep your final settlement statement for taxes and set reminders to watch for your supplemental property tax bill.

If you want a smooth, well‑managed escrow in Rolling Hills Estates, work with a local team that handles details, deadlines, and communication from start to finish. For clear next steps and a tailored plan, connect with Adela Randazzo.

FAQs

How long does escrow take for a financed home in Rolling Hills Estates?

Most financed escrows close in about 30 to 45 days, depending on your lender’s timeline and how quickly you meet conditions.

When is my earnest money at risk in California escrow?

Your EMD is generally refundable while contingencies are active, and it can become non refundable after you remove contingencies in writing and then cancel without a covered reason.

What inspections should RHE buyers prioritize?

Start with a general home inspection, then consider termite, sewer scope, roof, and for hillside homes, foundation or geotechnical reviews based on the property.

What if the appraisal is lower than the purchase price in LA County?

You can increase your cash, renegotiate price, ask your lender to reconsider with new comps, or cancel if your appraisal or loan contingency allows.

How much should I budget for closing costs in Los Angeles County?

Financed buyers often budget 2 to 5 percent of the purchase price for closing costs, while cash buyers usually pay less since they avoid many lender fees.