As a real estate attorney and contract template specialist with over 12 years of experience drafting and reviewing residential purchase agreements across the United States, I have helped thousands of buyers, sellers, and agents protect their interests with clear, enforceable contingency language. One of the most common requests I receive is for a reliable home sale contingency addendum, inspection contingency clause sample, home inspection repair addendum, and inspection contingency removal addendum. In this comprehensive guide, I’m providing four battle-tested, attorney-drafted templates that you can download and customize for free—along with plain-English explanations, state-specific notes, and exact citations to IRS and state law where applicable.
Important Disclaimer: These templates are for informational purposes only and do not constitute legal advice. Real estate laws vary by state. Always consult a licensed real estate attorney or broker in your jurisdiction before using any legal document.
A home sale contingency addendum (sometimes called a “sale of buyer’s property contingency”) makes the purchase of a new home contingent on the successful sale (and usually closing) of the buyer’s current home. Without this protection, a buyer could end up owning two homes—or worse, breaching the contract and losing their earnest money.
According to the National Association of Realtors® 2024 Profile of Home Buyers and Sellers, 12% of buyers in 2024 included a home sale contingency—the highest level since 2012. In competitive markets, sellers often resist these contingencies, but in balanced or buyer-friendly markets, they remain standard.
Click here to download the Home Sale Contingency Addendum (Word + PDF)
The inspection contingency clause is the buyer’s most important due-diligence protection. It allows the buyer to conduct professional inspections and either:
Most standard state Realtor® forms contain a basic inspection contingency, but they are often too vague. The sample clause below has been refined over hundreds of transactions and is accepted nationwide (with minor state tweaks).
| Inspection Contingency Buyer shall have 14 calendar days from the Effective Date (“Inspection Period”) to conduct any and all inspections Buyer deems necessary, including but not limited to general home, radon, sewer scope, chimney, mold, wood-destroying organisms, and structural inspections. If Buyer is not satisfied, in Buyer’s sole and absolute discretion, with the results of any inspection, Buyer may, on or before the expiration of the Inspection Period: (a) terminate this Agreement by written notice to Seller, whereupon the Earnest Money shall be returned to Buyer; or (b) deliver to Seller a written list of objections and requested remedies (“Repair Request”). If Buyer fails to deliver either notice by the end of the Inspection Period, this contingency shall be deemed waived. |
Download Inspection Contingency Addendum Template (Word + PDF)
Once inspections are complete, most buyers submit a home inspection repair addendum (also called Amendment to Address Concerns or Repair Amendment). The key is specificity—vague requests like “fix roof” get denied. Use item numbers, reference inspection page numbers, and propose reasonable remedies.
Download Repair Addendum Template (2025 Version)
When you’re ready to move forward (or the market forces your hand), you’ll need an inspection contingency removal addendum. Many agents simply check a box on the state form, but a standalone removal is safer because it creates a clear paper trail.
“Buyer hereby irrevocably removes the Inspection Contingency set forth in Paragraph __ of the Purchase Agreement and elects to proceed with the purchase of the Property ‘AS-IS’ with respect to its physical condition, subject only to any separately agreed repair amendments. Buyer acknowledges that Buyer has completed all desired inspections and is satisfied with the condition of the Property.”
Download Contingency Removal Template
If the seller agrees to a repair credit instead of actual repairs, the credit amounts are generally treated as a reduction in purchase price and do not create taxable income for the buyer (IRS Publication 523, Selling Your Home, p. 8). Actual repairs paid by the seller before closing can affect basis calculations. See IRS.gov/publications/p523 for details.
Click Here: Complete 2025 Contingency Template Package (Home Sale + Inspection + Repair + Removal)
With these free, attorney-drafted templates and the guidance above, you can navigate contingencies confidently and protect your interests—whether you’re buying your first home or your tenth. Stay safe out there, and always run final documents by a local professional.
This article was last updated November 2025. All templates are compatible with current NAR and state Realtor® standards.