Key Dates in the Contingency Timeline
Your purchase contract specifies several inspection-related deadlines. Missing any of them has consequences.
Inspection Period End Date
This is when your right to cancel based on inspection findings expires. Standard periods range from 7-14 days depending on your market. In competitive markets, buyers sometimes agree to shorter periods (5 days) to make offers more attractive.
All inspections, specialist evaluations, and your repair request must typically happen before this date.
Seller Response Deadline
After you submit a repair request, the seller usually has 3-5 days to respond. They can agree, counter-offer, or refuse. If the period expires without agreement, contract terms dictate what happens next.
Resolution or Cancellation Deadline
Some contracts specify a final date by which inspection issues must be resolved or the buyer must formally cancel. Missing this deadline without action may mean you've accepted the property as-is.
Typical Timeline Example
Here's how a 10-day inspection contingency often plays out:
- Day 1-2: Contract accepted, inspection scheduled
- Day 3-4: General inspection completed, report received
- Day 5-6: Specialist inspections if needed (sewer scope, structural engineer, etc.)
- Day 7-8: Repair request submitted to seller
- Day 8-10: Negotiation with seller, agreement reached
- Day 10: Contingency deadline - must have resolution or make decision
This schedule has almost no buffer. If the inspector is booked for three days, or the report takes 48 hours, or a specialist can't come until next week, you're in trouble.
What Happens if You Miss Deadlines
The consequences of missed deadlines vary by contract type and state law.
Inspection Period Expires Without Action
In many contracts, if the inspection period passes without a formal objection or cancellation, you've waived the inspection contingency. You're now obligated to purchase regardless of what the inspection found.
Earnest Money at Risk
Once contingencies expire, your earnest money deposit is typically at risk. If you try to cancel after the deadline, the seller may claim your deposit as damages. This can be $5,000-$25,000 or more depending on the market.
Loss of Negotiating Power
Submitting a repair request after the deadline gives sellers grounds to reject it entirely. You've missed your window, and they have no obligation to negotiate.
Protecting Your Timeline
Several strategies help ensure you meet critical deadlines.
Schedule Inspections Immediately
Call your inspector before the contract is signed if possible. Schedule for the earliest available date after acceptance. Don't wait to see if the seller accepts - lock in your inspection slot.
Book Specialists Early
If you suspect you'll need a sewer scope, structural engineer, or other specialist, schedule them at the same time as the general inspection. Don't wait for the general inspection report to tell you the foundation looks concerning - specialists are harder to schedule on short notice.
Prepare Your Request Template
Have your agent ready with repair request forms before the inspection happens. When the report arrives, you can submit requests immediately rather than losing a day to paperwork.
Know Your Priorities in Advance
Decide before the inspection what types of findings would concern you. If you already know a 20-year-old roof is acceptable but knob-and-tube wiring isn't, you can move faster when results arrive.
Requesting Extensions
If you need more time, request an extension before the deadline expires. The seller can agree or refuse. Common reasons for extensions: specialist availability, severe weather delaying roof inspection, or complex findings requiring additional evaluation.
Extensions are not guaranteed. In competitive markets, sellers may refuse and hold you to original terms. This is why front-loading your timeline matters so much.
State-Specific Variations
Inspection contingency rules vary significantly by state. Some states use specific forms with set timelines. Others allow fully customized contracts. Your real estate agent should explain exactly how deadlines work in your jurisdiction.
Attorney review periods in some states (New Jersey, Illinois) affect how inspection timelines work. These states may have different deadline structures than standard contingency contracts.