Inspection Contingency, Explained
The clause that protects your earnest-money deposit and gives you the right to back out of a deal. Here's how it works in 2026, what waiving it actually costs, and the 14-day timeline most US buyers follow.
The 14-day contingency timeline
| When | Action | Detail |
|---|---|---|
| Day 0 | Contract accepted | Contingency clock starts. Schedule inspection within 48 hours. |
| Days 1–3 | Schedule + book specialists | Pick inspector. Add radon, sewer scope, mold if applicable ($150–$700 each). |
| Days 3–7 | Inspection day | Be there. Bring questions. Take notes. Average inspection: 2.5–4 hours. |
| Days 5–9 | Receive report + analyze | Reports run 25–60 pages. Use HomeScore Analyzer to prioritize. |
| Days 7–12 | Submit repair request | List items, propose credits or repairs. Seller has 48–72 hr to respond. |
| Days 9–14 | Negotiate + decide | Accept seller response, counter, or terminate. Document everything in writing. |
| Day 14 | Contingency expires | If you haven't terminated or extended, deposit is committed. |
Analyze the report inside your window
Upload your inspection PDF. HomeScore prioritizes findings + generates a repair-request brief — usually inside 5 minutes.
Frequently asked
What is an inspection contingency?+
An inspection contingency is a clause in a residential purchase contract that gives the buyer a defined window (commonly 5–14 days) to inspect the home, request repairs or credits, or back out and recover their earnest-money deposit. It's the single most important buyer protection in a real-estate transaction in 2026.
How long is the inspection contingency period?+
Most US contracts run 7–14 days from contract acceptance. Massachusetts often runs 5–10 days; California's default is 17 days; Texas uses an Option Period of 5–10 days. Always check the controlling-state contract — the timer starts at acceptance, not at inspection.
Should I waive the inspection contingency?+
Almost never. Waiving it transfers every hidden-defect risk — recalled panels, polybutylene, foundation movement, mold — to you with no recourse. The only situation HomeScore considers reasonable: an as-is investment purchase where you've personally inspected, you have repair reserves, and the price already reflects deferred maintenance.
Can I back out during the inspection contingency?+
Yes — in most state forms, you can terminate for any reason inside the contingency window and recover your earnest-money deposit. Outside the window, your deposit is at risk. That's why timing matters more than findings: schedule the inspection within 48 hours of acceptance, and review the report 2–3 days before the deadline.
What happens after the inspection contingency expires?+
Once the window closes (you either signed off, took no action, or used up your extension), you've accepted the home as-is. Defects discovered after that point are yours to fix, and the deposit is committed. This is the deadline buyers most often miss — track it on your calendar from day one.
What's the difference between an inspection contingency and a financing contingency?+
Inspection contingency protects you from physical defects (roof, HVAC, structural). Financing contingency protects you from loan denial. They run on separate timelines and are negotiated independently. Most buyers need both — waiving either is a meaningful risk transfer.