Reviewed
What Is an Inspection Contingency? Deadlines, Options and a Day 1–10 Plan
Short answer: An inspection contingency is a clause in a home purchase contract that gives the buyer a set period to inspect the home and then respond: accept it, ask for repairs or a credit, renegotiate the price, or end the contract under its terms, with deposit treatment governed by the contract and compliance with its notice requirements. The period is set by your contract. For example, the cited Florida AS IS form uses 15 days if its blank is empty; other forms use different periods or leave the deadline to negotiation. Missing the deadline can mean losing the protection.
What it protects
It protects your right to inspect and respond within the period. It doesn't require the seller to fix anything; the seller can agree, counter or decline.
Deadlines by state
These are examples from the cited form editions, not statewide legal deadlines. The signed form, amendments, counting rules and required notices control. Confirm them with your agent or a qualified local attorney.
| State | Common form | Inspection period | Source |
|---|---|---|---|
| California | C.A.R. Residential Purchase Agreement (RPA) | Confirm the period in the executed RPA; no current numeric default asserted here | C.A.R. forms library |
| Florida | Florida Realtors/Florida Bar AS IS contract | 15 days (default) | Florida Realtors/Florida Bar form |
| Washington | NWMLS Form 35 (inspection addendum) | 10 days after mutual acceptance if left blank | NWMLS Form 35, rev. 2/26 |
| Arizona | AAR Residential Resale Purchase Contract | Confirm the period in the executed contract; no current numeric default asserted here | Arizona Association of REALTORS |
| Texas | TREC contract option period | Negotiated; counted in calendar days, effective date is day 0 | Texas Real Estate Research Center |
| North Carolina | NC Offer to Purchase due diligence period | Negotiated | NC Real Estate Commission |
| Georgia | GAR due diligence period | Negotiated. This guide does not publish a typical length. | Not verified for a typical length |
Day 1–10: what to do
This is an illustrative work plan, not a deadline calculator. Move every step earlier if your signed deadline requires it, and allow time for delivery and response.
| Day | Do this |
|---|---|
| 1 | Write down the deadline and how notice must be delivered. Book the inspection right away. |
| 2–3 | Attend the inspection if you can. Read the summary the day it arrives. |
| 3–4 | Upload the report to the Inspection Analyzer for findings by urgency and cost. Book specialists the inspector recommends. |
| 5–6 | Get quotes. Ask your lender how large a seller credit can be. |
| 7–8 | Choose an option per item (repair credit vs repairs). If quotes are late, ask in writing for an extension. |
| 9 | Draft and sign the request with your agent (template on the post-inspection guide). |
| 10 | Deliver it as the contract requires and keep proof. Shorter period? Compress the same steps. |
Your four options
- Accept the home as inspected.
- Ask for repairs by the seller before closing.
- Ask for a credit or price reduction (lender caps apply to credits).
- End the contract under the contingency's terms, within the deadline.
The buyer decides which fits.
Waiving the inspection contingency
Some buyers waive it to make an offer stronger. The trade-off: you give up the contractual right to respond to inspection findings, and repair costs found later are yours. Middle paths include a shorter period, an informational-only inspection, or a cap on what you'll ask for. Weigh it with your agent.
Extensions and specialists
If a specialist cannot come before the deadline, first check any additional-inspection procedure already in your contract. NWMLS Form 35, paragraph 5, for example provides extra time after timely notice when its conditions are met. Otherwise, seek a written extension before the deadline; the seller need not agree. Keep proof of required delivery.
Before sharing an inspection report with the seller, check your form and ask your agent. NWMLS Form 35, paragraph 4, can waive the contingency if a buyer supplies a report without the seller's prior written request or consent.
Racing a contingency deadline? Upload your report to the free Inspection Analyzer and get a prioritized, priced list of findings to build your request. See an example.
Data block
Assembled 2026-11-02. These examples identify the reviewed source editions. A later or amended form may differ. Your signed contract controls.
| Figure | Value | Source | As of |
|---|---|---|---|
| California RPA | Read the executed form; current numeric default not verified | C.A.R. forms library | 2026-11-02 |
| Florida default | 15 days | Florida Realtors/Florida Bar February 2026 redline, paragraph 12 | 2026-11-02 |
| Washington default | 10 days if blank | NWMLS Form 35, rev. 2/26 sample, paragraphs 3–5 (broker-hosted copy) | 2026-11-02 |
| Arizona resale contract | Read the executed form; current numeric default not verified | AAR forms library (lists February 2026 edition) | 2026-11-02 |
| Texas option period | Negotiated; effective date is day 0 | Texas Real Estate Research Center | 2026-11-02 |
| North Carolina due diligence | Negotiated | NC Real Estate Commission | 2026-11-02 |
FAQ
What is an inspection contingency?
A contract clause that gives the buyer a set time to inspect the home and respond, usually with earnest money protected if they end the contract within its terms.
How long is an inspection contingency?
Whatever your signed contract says. The cited Florida form defaults to 15 days and the cited Washington form to 10 days if their blanks are empty. Texas and North Carolina negotiate the period. Form editions and amendments matter.
What happens if I miss the deadline?
You can lose the contingency's protection; on some forms (for example Washington's Form 35) not giving timely notice waives it. Check your contract.
Can the seller refuse my repair request?
Yes. The seller can agree, counter or decline, and you then choose your next step within the contingency.
Should I waive the inspection contingency?
It can make an offer stronger but shifts the risk of later repairs to you. It's your call with your agent.
Can I extend the contingency period?
Check your contract: it may already provide a procedure for additional inspection time. Otherwise, obtain the parties' written extension before the deadline; a request alone does not extend it.