Most buyers and sellers focus on the price when buying or selling a home.
Is the sale price important?
Absolutely.
But one detail that often gets overlooked is the contingency clauses in the real estate contract.
Contingencies are one of the most common reasons for a sale falling apart after an offer is accepted.
The problem?
Many buyers and sellers accept contingency terms without understanding them.
Then they get surprised when the transaction falls apart and they’re back at square one.
That’s a mistake worth avoiding.
Here are the most common real estate contingencies, how they work, and what happens if one is not met.
What are real estate contingencies?
Contingencies in real estate are conditions in the purchase agreement that must be satisfied for the transaction to continue on the agreed terms.
They define what must happen, who is responsible, and what rights each party has if the condition is not met.
Either the buyer or the seller can include contingencies in the agreement.
But most contingencies come from the buyer.
The key point is leverage.
The party protected by a contingency has a contract-backed option to proceed, renegotiate, or cancel based on that specific condition.
But that protection is gone once the contingency is removed.
Key terms to know
Contingency clause: The contract language that creates the condition and spells out what happens if it is not met.
Contingency period: The time window to satisfy a contingency or remove it in writing.
Contingency removal or release: A written confirmation that the party is satisfied with the condition and is giving up the right to cancel based on that contingency.
Contingency deadline: The date by which the contingency must be satisfied, removed, or extended in writing under the terms of the purchase agreement.
How contingencies work
Here’s how contingencies typically work from offer to removal in a real estate transaction.
The buyer includes contingencies in the offer
The buyer decides which contingency clauses to include when submitting an offer.
They also choose how much time they need for each one.
Many standard contract forms include default timeframes for common contingencies.
But the buyer can propose different timelines in the offer.
For example, a buyer might shorten an inspection contingency from 17 days to 10 days to make the offer more appealing to the seller.
The seller responds to the offer
After receiving an offer, the seller can accept it, reject it, or send the buyer a counteroffer.
Contingencies often factor into that decision because they affect risk and timing.
A seller may ask the buyer to shorten a contingency period or remove a contingency entirely.
If the seller counters, the buyer has three options:
- Accept
- Counter
- Walk away.
The offer is accepted once both sides agree to the final terms and sign the purchase agreement.
This is also when you’ll typically see the listing status update to contingent.
The buyer removes contingencies in writing
The buyer removes each contingency in writing by its deadline.
But they don’t have to wait until the deadline.
A buyer can remove a contingency as soon as they’re ready to move forward.
Removal usually happens through a written removal or release form (varies by state and contract).
That document confirms the buyer is satisfied and gives up that contingency protection.
7 common real estate contingencies
There are different types of contingency clauses you’ll see in a purchase agreement.
Here are the most common:
Inspection contingency
This gives the buyer time to inspect the property and complete due diligence.
Most buyers start with a general home inspection.
But they can also order other inspections, such as roof, pest, chimney, pool, sewer, or foundation.
This contingency also gives buyers the opportunity to confirm items that affect cost or value, like permits for past work or repair estimates.
And they can renegotiate or cancel the agreement if an inspection uncovers an issue they will not accept.
Appraisal contingency
Lenders do not base the mortgage on the contract price. They base it on the appraised value.
So a low appraisal can force the buyer to bring more cash to closing.
That’s why this contingency matters.
It protects the buyer if the home appraises below the purchase price.
And it allows them to renegotiate or cancel under the contract terms if the gap cannot be resolved.
Financing contingency
This contingency protects the buyer if the mortgage is denied or cannot be approved by the deadline.
A pre-approval helps, but underwriting is where the lender makes the final decision.
And financing can fall through if the buyer’s financial profile changes or if underwriting finds an issue.
So the buyer can walk away if the loan is not approved by the contingency deadline.
Sale of another home contingency
Some buyers need to sell their current home before they can buy.
This condition makes the purchase dependent on that sale.
That adds uncertainty because the purchase depends on a separate transaction outside the seller’s control.
The risk is lower if the buyer already has their home under contract.
But it’s higher if they still need to list the home, find a buyer, and close the sale.
Title contingency
Clear title is required for closing, and this clause gives the buyer time to confirm the title is clean.
A title company or escrow company provides a title report that can reveal issues that block transfer, such as liens, ownership disputes, or unexpected easements.
And the buyer can request that the seller resolve the issue.
But they can cancel the agreement if it cannot be resolved within the contingency timeline.
HOA contingency
This gives the buyer time to review HOA documents if the home is in a homeowners association.
That usually includes the CC&Rs, bylaws, budget, financial statements, meeting minutes, and the master insurance policy.
And it also covers practical dealbreakers like dues, restrictions, and special assessments.
A buyer can back out of the sale if the HOA rules or finances are not acceptable.
Insurance contingency
Homeowners insurance can be a closing requirement.
This contingency gives the buyer time to confirm the home is insurable at an acceptable cost.
And it matters more in markets where insurers restrict coverage, require extra inspections, or raise premiums for higher-risk properties.
So the buyer can cancel under the contract terms if acceptable coverage is not available by the deadline.
What happens if a contingency isn’t met?
If a contingency isn’t met, the buyer and seller usually renegotiate terms, agree to an extension, or cancel the contract.
The deciding factor is usually time, money, or how much leverage each side has in the current market.
The three outcomes
Renegotiate
Both sides can try to keep the transaction on track by changing the terms.
That usually means adjusting price, requesting repairs, offering a seller credit, or changing other terms tied to the issue.
Example: The inspection shows the roof is near the end of its life. The buyer asks for a credit, and the seller agrees.
Extend
Sometimes the condition is not met only because of timing.
In that case, both sides can agree to extend the contingency period or deadline in writing.
Example: The appraisal has not been completed by the appraisal contingency deadline because the lender is backed up. The buyer requests a short extension, and the seller agrees so the transaction can stay on track.
Cancel
If the condition cannot be satisfied, the protected party may be able to cancel under that specific contingency.
Cancellation is contract-driven.
It depends on what the clause allows and whether notice requirements and deadlines are followed.
Example: The appraisal isn’t back by the appraisal contingency deadline. The buyer requests a short extension, and the seller agrees.
How earnest money is affected
Earnest money, also called a good faith deposit, is the initial deposit a buyer makes after their offer is accepted.
Those funds are typically held in escrow by a neutral third party until closing.
A contingency can allow the buyer to cancel under the purchase agreement and have the funds returned.
But the earnest money is at risk once the buyer removes all contingencies in writing.
At that point, the buyer often has less ability to cancel without risking the deposit.
That’s why the removal of all contingencies is a major milestone for sellers.
It shows the buyer is committed and the transaction is on a clear path to closing.
Offers with no contingencies
Contingencies aren’t required in every real estate transaction.
Sometimes a buyer will submit an offer with no contingencies.
That can make the offer more attractive to a seller because there are fewer hurdles between acceptance and closing.
But that shifts risk to the buyer.
They have fewer contract-backed ways to renegotiate or cancel if something unexpected comes up.
That’s why it’s more common to see these offers in a seller’s market.
In short, the buyer is giving up contingency protection to make the offer more competitive.
Buyers usually take this risk if they’re competing against other home shoppers.
And most sellers prefer them because they reduce the chance of the sale falling through.
The bottom line
Real estate contingencies are not fine print.
They’re contract terms that affect the odds of closing.
If you’re buying, you want contingency clauses that protect you without weakening your offer.
If you’re selling, you want terms that reduce uncertainty and get to contingency removal quickly.
The best way to avoid surprises is to read the purchase agreement like a checklist.
Know the contingency period for each clause.
Track every contingency deadline.
And understand what changes once contingencies are removed in writing.
The easiest way to avoid mistakes?
Work with a real estate agent who knows how contingencies play out in your local market.
If you’re not sure where to start, here are the 7 best places to find an agent.
