Tips for Buyers in Murphys, Arnold, Angels Camp
As a real estate agent serving Calaveras County, I like to educate buyers early on about the inspection and disclosure process, a critical step in all real estate transactions—especially for homes in our unique mountain and foothill region. The California Residential Purchase Agreement (RPA) allows buyers to thoroughly inspect a property before closing, and California law requires specific seller disclosures, typically delivered during the inspection period. Here’s what buyers need to know about the process.
Inspection Period: Timing and Options
The standard inspection period per the California RPA is 17 days. However, in mountain areas like Arnold and the greater Calaveras County region, I often consider extending it to 21 days to account for unique inspections required for properties in this terrain due to seasonality, current market activity and vendor availability. Common inspections I recommend include:
- Septic inspection
- Well inspection
- Pest inspection
- Full home inspection
- Roof inspection
- Furnace and A/C inspection
- Wood stove and chimney inspection
I’ll provide you with a menu of inspection options and guide you on which ones suit your property. I’ll also request a report from the Calaveras County building department, detailing square footage, septic info, well status, and whether the home has a final permit. Additionally, I’ll include a clause in the contract asking the seller to have a licensed surveyor mark the property’s corner pins—a critical step for mountain properties and gold country where lot boundaries can be irregular.
Who Pays for Inspections?
In today’s Calaveras County real estate environment, which ebbs and flows, most sellers at this time aren’t ordering pre-listing inspections. This means you, as the buyer, will typically cover the cost of inspections, which can vary depending on the property’s needs. I’ll help you navigate this process to ensure you’re making informed decisions.
What to Expect During Inspections
I always encourage buyers to attend inspections whenever possible, especially the home inspection. Seeing potential issues with your own eyes—like a worn roof or outdated wiring—can feel far less daunting than encountering them later in a report. Being there also lets you ask questions on the spot and get a clearer picture of the property’s condition. While inspection reports often include repair estimates, those numbers can seem shocking at first. That’s why I recommend getting bids from contractors who didn’t perform the inspection—they often come in lower, providing a more balanced view of costs.
Appraisal Within the Inspection Period
If you’re financing your purchase, the lender will order an appraisal during the inspection window. A successful appraisal—at or above the agreed purchase price—keeps escrow on track. If the appraisal comes in low (common in fluctuating Calaveras County markets), I’ll help you negotiate a price reduction, order a new appraisal, or explore bringing extra cash to close. I’ll guide you through these scenarios to protect your investment.
Seller Disclosures: What You’ll Receive
During the inspection period, sellers must provide disclosures like the Transfer Disclosure Statement (TDS). This form details the home’s features (e.g., water heater type, utilities) and any known defects, such as flooding or earthquake damage—important for mountain properties in Calaveras County. Sellers answer 16 yes/no questions about issues like remodels or neighborhood nuisances.
I’ll also request a Seller Property Questionnaire (SPQ) on your behalf, covering topics like past insurance claims, easements, or deaths on the property. Both I and the seller’s agent will complete an Agent Visual Inspection Disclosure (AVID) after a thorough visual check, ensuring transparency for homes in Murphys, Arnold, and Angels Camp.
Preliminary Title Report and Property Boundaries
The title company will provide a Preliminary Title Report, outlining current ownership, liens, and property tax status. I’ll review this with you to ensure a clean title at closing. For mountain and foothill properties, marking property corner pins can be important for understanding our property boundaries. A licensed surveyor typically flags these for $350–$450 for smaller lots (usually seller-paid) and more for larger acreage.
Next Steps After Inspections
Once all reports and disclosures are reviewed, you have three options:
Approve Everything: If inspections are clean, I’ll prepare a Contingency Removal form for you to sign, signaling you’re ready to move toward closing.
Request Repairs: If issues arise, I can submit a repair request, asking the seller to fix problems or offer a credit. The seller may counter or decline, and I’ll negotiate on your behalf.
Cancel the Contract: If inspections reveal deal-breakers, I can prepare a cancellation form to exit escrow.
Why Work with a Local Calaveras County Expert Like Me?
The inspection and disclosure process can be complex, especially for Calaveras County real estate with its unique properties. Whether you’re buying a home in Murphys, a cabin in Arnold, or a fixer-upper in Angels Camp, I bring local expertise to ensure you’re fully informed. From navigating appraisals to negotiating repairs, I’ll guide you through every step of escrow in the Calaveras County housing market.