Short Answer
A home inspection contingency is a clause in your purchase contract that gives you the right to have the home professionally inspected within a specified timeframe, typically 7 to 14 days. If the inspection reveals significant issues, you can negotiate repairs with the seller, request a price reduction, or cancel the contract and get your earnest money back. It is one of the most important protections for buyers.
The home inspection contingency is your opportunity to uncover hidden problems before committing to the purchase. During the inspection period, you hire a licensed home inspector to evaluate the property's condition, including the roof, foundation, structure, HVAC, plumbing, electrical, and more. You can also bring in specialists for pests, radon, mold, or sewer scope inspections. If the inspection reveals issues you are not willing to accept, you have several options. You can ask the seller to make repairs, request a credit toward closing costs, negotiate a lower purchase price, or terminate the contract and receive your earnest money deposit back. The inspection contingency is not a license to cancel for minor issues or cosmetic problems. You must act in good faith and the issues must be material to the property's value or safety. Your agent will help you navigate the negotiation and determine what is a reasonable request.
Bob's Advice
Redfin Senior Agent · AI Certified Agent
I never recommend waiving the home inspection contingency entirely. It is your best protection against buying a money pit. Even new construction homes can have defects. I have seen inspections reveal everything from a minor electrical issue that cost $200 to fix to a failing foundation that would have cost $50,000. The inspection gives you knowledge, and knowledge is power in a real estate transaction. If you are worried about being competitive, we can adjust the timeframe or scope, but do not skip the inspection.
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