The short answer
If you have heard you must waive inspection in Orange County and LA County to win a home, in Christine’s experience that is outdated advice. You do not have to buy blind. You can include an inspection contingency in your offer and still write a strong one. Some buyers still choose to shorten or waive it when the competition is tight. That is a real choice with real risk, and it is your decision, made with your agent’s advice.
In Christine’s experience, the market feels different than it did during the frenzy. In Q3 2026, Orange County single-family homes sold for 97.9% of their original list price on average, and LA County homes in CRMLS sold for 98.8% (CRMLS, pulled October 3, 2026).
Christine Almarines is a top real estate agent in Buena Park and Cerritos helping homeowners sell in Orange County and Los Angeles County. She also helps buyers write offers that are strong and still protect them.
The numbers cover single-family detached homes in Orange County and Los Angeles County from CRMLS, January 2025 through September 2026. LA County homes are listed on more than one MLS, so LA County figures cover only LA County homes in CRMLS. The advice about inspections and offers reflects Christine’s experience, is not a finding from the data, and is not legal or inspection advice. An inspector, an attorney and a lender answer the questions in their fields.
Do buyers have to waive inspection in Orange County and LA County to win a home?
In Christine’s experience, no. Many buyers she works with today can keep an inspection contingency and still compete.
An inspection contingency, as Christine describes it, lets you have the home inspected. Then, depending on the contract terms, you may ask for repairs, ask for a credit, or choose to cancel. The contract terms decide what you can ask for and when. Your agent explains those terms, and an attorney answers the legal questions.
Christine works with buyers across Buena Park, Cerritos, Anaheim, Bellflower, Cypress, Fullerton, Garden Grove, Long Beach, Lakewood, and Placentia. The question comes up in every one of those cities.
Where did the idea that you must waive the inspection come from?
It came from the frenzy years. In Christine’s experience, waiving felt like the only way in, because if you did not, ten other buyers would.
In those years, as Christine saw it, sellers often had several offers to choose from. So the advice spread: drop the inspection or lose. In her experience, plenty of people still repeat it today, even though the conditions behind it have changed in much of this area.
Advice has a shelf life. The question worth asking now is not “do I have to waive?” It is “what does this home, at this price, in this market, call for?”
What is the market like for buyers in the two counties now?
Homes are still selling close to their original price. Here is how Q3 2026 compared with Q3 2025.
LA County homes are listed on more than one MLS, so LA County figures cover only LA County homes in CRMLS.
Single-family detached homes in Orange County and Los Angeles County, from the California Regional Multiple Listing Service (CRMLS), pulled October 3, 2026.
| Q3 2026 (Q3 2025) | Orange County | Los Angeles County (CRMLS homes only) |
|---|---|---|
| Average sale price | $2,090,835 ($1,880,358) | $1,551,572 ($1,436,531) |
| Change from Q3 2025 | Up 11.2% | Up 8.0% |
| Average days active | 33 (34) | 35 (35) |
| Percent of original price | 97.9% (97.3%) | 98.8% (98.2%) |
| New listings | 3,972 (4,170) | 12,638 (13,337) |
| Closed sales | 3,174 (3,271) | 8,258 (8,229) |
How to read it:
- Orange County homes sold for 97.9% of their original price on average and LA County homes in CRMLS for 98.8%. That number includes price cuts, so some sellers adjusted before they sold.
- The average Orange County home was active for 33 days before an accepted offer, and LA County for 35. The broader CRMLS region averaged 39. That is time on the market, not the length of escrow.
- New listings fell 4.7% in Orange County and 5.2% in LA County, so you have fewer homes to choose from.
- These figures show last year’s direction, not a prediction. CRMLS does not record contingencies, so the data cannot tell you how many buyers waived an inspection.
What is the difference between buying blind and buying with a plan?
Buying blind means you commit before you know what you are buying. Buying with a plan means you build the inspection into a strong offer from the start.
Buying blind often looks like this:
- You skip the inspection because someone told you to.
- You learn about the roof or the plumbing after you own the home.
- A surprise repair may come out of your own savings.
Buying with a plan often looks like this:
- You decide with your agent how the inspection fits your offer before you write it.
- You get a real look at the roof, the foundation and the major systems.
- If something serious shows up, the contract terms shape your options to ask, adjust, or walk away.
One plain fact either way: an inspection reports what can be seen on the day, and it does not promise how the home will hold up.
What should you ask your agent before you write an offer?
Ask how to make your offer strong without giving up the chance to look under the hood. These six questions are a good place to start.
- How does a seller in my price range tend to view an offer with an inspection contingency?
- Can the contingency period be set so it works for both the seller and me?
- What happens if the inspector finds something serious?
- Would a specialist inspection, such as a sewer, roof, or foundation inspection, be worth it for this home?
- What other parts of my offer can make it stronger if I keep the contingency?
- If I am thinking about shortening or waiving it, what risk am I taking on, and how would I plan for it?
Your agent explains the contract terms. An attorney answers legal questions, and a lender answers questions about your loan.
Does the price of the home change the stakes?
In Christine’s experience, yes. The larger the purchase, the more you have at stake if something is wrong.
A home is still the biggest purchase most people make. That is one reason Christine wants her buyers to see what they are buying before they commit. It does not mean every buyer makes the same choice. It means the choice deserves a real conversation.
If you are starting your search, what is the first step?
Start with a plan before you start touring. A short conversation now makes your first offer easier.
- Get pre-approved so you know your budget.
- Decide which cities and home types fit your life.
- Talk through how you want to handle the inspection before you find the home.
- Message Christine to set up a time to talk.
Ready to write a strong offer that still protects you?
Christine can walk you through how to structure an offer that competes and keeps your eyes open.
Message Christine when you are ready to talk about your offer.
An inspection is not a guarantee, and contract terms decide what you can ask for. Your agent, an inspector and, for legal questions, an attorney can explain them.
FAQ
Do I have to waive the inspection to buy a home in Orange County and Los Angeles County?
In Christine’s experience, no. You do not have to waive inspection in Orange County and LA County to make a strong offer, though some buyers still choose to. It is your decision, made with your agent’s advice.
What does a home inspection look at?
Common examples are the roof, the foundation, and major systems such as plumbing, electrical, heating and cooling, and the water heater. A standard inspection may not cover everything, and an inspector may recommend a specialist, such as a sewer, roof, or foundation inspection.
Does an inspection guarantee the home’s condition?
No. An inspection is a look at the home’s visible condition at one moment, not a guarantee.
What can I do if the inspection finds a problem?
Depending on the contract terms, you may be able to ask for repairs, ask for a credit, or cancel. Your agent explains the terms, and an attorney answers legal questions.
Is it ever reasonable to shorten or waive the inspection contingency?
Some buyers choose to in a competitive situation. It is a real choice with real risk, so talk it through with your agent before you decide.
Who can help me buy a home in Orange County and Los Angeles County?
Christine Almarines of CA Real Estate Group, licensed since 2004, works with buyers across both counties. Book a consultation or start the Buyer Bootcamp course.
Related reading
Source: All market data is from the California Regional Multiple Listing Service, Inc. InfoSparks © 2026 ShowingTime Plus, LLC. Single-family detached, Orange County and Los Angeles County, monthly data January 2025 through September 2026, as of October 3, 2026. Quarterly figures calculated from monthly data.
If you’re thinking about buying and want to know what makes sense for you in today’s market, I’d be happy to help.
