The buyer’s guide
Buying a home in the Valley
What the process actually looks like, in order, and what has changed.
Most of buying a house is waiting, punctuated by a handful of decisions that matter a great deal. This is the order those decisions arrive in, what each one costs you if you get it wrong, and the parts of the process that changed in 2024 and are still catching people out.
What changed in 2024, and does it affect me?
Yes. Since August 2024 you sign a written agreement with a buyer’s agent before touring homes, and that agreement states how the agent is paid.
Before this, a buyer’s agent was usually paid out of the commission the seller had already published on the MLS, and most buyers never saw the arrangement at all. Now the amount is agreed with you up front, in writing, and it is negotiable. Sellers may still offer to cover some or all of it — many do — but it is now a term of the deal rather than a given. The practical effect is that you should ask what your agent charges and what happens if the seller covers less than that, before you tour anything.
What should I do before I look at a single house?
Get a full loan pre-approval, not a pre-qualification, and decide separately what you are willing to spend.
A pre-qualification is an estimate based on what you tell a lender. A pre-approval means they have checked. In a market where a seller may see several offers, an offer without one is usually the first to be set aside. The second half matters just as much: the amount a lender will approve is not advice about what you should spend, and it is routinely higher than what leaves you comfortable.
How much do I need beyond the deposit?
Budget for closing costs of roughly 2–3% of the purchase price in California, on top of your down payment.
These are escrow and title fees, lender charges, recording fees, and prepaid property tax and insurance. They are separate from the down payment and are due at closing. Ask for a written estimate early — a lender must give you a Loan Estimate, and it is the document to compare between lenders rather than the advertised rate.
What is contingent, and what happens if I walk away?
A standard California offer is contingent on your inspection, the appraisal and your loan — and while those contingencies stand, you can withdraw and keep your deposit.
Each has a deadline, usually counted in days from acceptance. Removing a contingency is a decision, not a formality: once removed, walking away can put your deposit at risk. Waiving one to make an offer more competitive is sometimes the right call and is always a real risk being taken on purpose, which is a conversation to have before you write the offer, not after.
What is the seller required to tell me?
California requires a Transfer Disclosure Statement and a Natural Hazard Disclosure on most residential sales.
The first is the seller’s account of what they know to be wrong with the property. The second states whether it sits in a flood, fire or seismic hazard zone — which in this part of Los Angeles County is a question worth taking seriously, because it affects both insurance cost and insurability. Read both. They are the cheapest information you will get in the entire transaction.
How long does it take once an offer is accepted?
Around 30 days is typical for a financed purchase, and cash can close faster.
The timeline is driven by your lender more than anything else. Most delays come from documents requested and not returned quickly — the single most useful thing a buyer can do after acceptance is answer their lender the same day.
This guide describes the ordinary shape of a residential transaction in California and is general information, not legal, tax or financial advice. Rules change and every property is different — ask a licensed professional about your own situation.
Next
Questions this didn’t answer?
Ask Emily directly. You’ll hear back within 24 hours.