How much time do I have to bring a non-disclosure claim?

Three years is the applicable window for a fraud-based claim under Code of Civil Procedure section 338, and critically, that three-year clock is counted from when you actually discovered the problem, or reasonably should have discovered it, rather than from the original close of escrow date. A more straightforward breach of contract framing of the same underlying dispute generally carries a longer four-year deadline instead.

Because the fraud-based deadline specifically runs from discovery rather than from the transaction date, it's important not to delay once you've actually identified the problem and have reason to believe it wasn't properly disclosed, the clock is actively running from that discovery point forward, regardless of how long ago the actual home purchase itself took place.