Understanding Real Estate Contingencies and How They Work

Buying or selling a home can feel a little nerve-wracking, especially when contracts and timelines start flying around. One of the most important pieces of the puzzle? Real estate contingencies. These built-in protections are designed to keep the process fair and flexible for everyone involved, and understanding how they work can give you a big advantage in today’s market.

Real estate contingencies are conditions that must be met before a home sale can officially close. Think of them as safety nets built into the contract, giving buyers (and sometimes sellers) the right to walk away or renegotiate if certain criteria aren’t satisfied. They’re not uncommon, and in many cases, they’re expected.

In San Diego, where homes can move quickly and bidding wars aren’t unusual, knowing how contingencies work (and when to use them) is key. The goal is to protect your interests without weakening your offer.

Let’s break down the most common types of real estate contingencies you’ll see in San Diego contracts:

This one gives the buyer a set amount of time to complete a home inspection and review the results. If the inspection turns up major issues (like roof damage, plumbing problems, or a faulty foundation), the buyer can request repairs, ask for credits, or walk away entirely.

In California, this contingency typically defaults to 17 days, unless negotiated differently. In San Diego’s competitive market, some buyers choose to shorten this window or waive the contingency altogether, but that move carries risk, especially with older homes or unique properties.

If you're getting a mortgage, the lender will require an appraisal to confirm that the home’s value matches the purchase price. An appraisal contingency allows buyers to back out or renegotiate if the appraisal comes in lower than expected.

With rising home values in neighborhoods like Mission Hills or Coronado Island, it’s not uncommon for appraisals to come in a bit below an aggressive offer price. This contingency gives buyers a chance to protect themselves from overpaying or to find a creative solution with the seller.

A loan contingency allows buyers to exit the contract if they’re unable to secure financing. Even with pre-approval, there are situations (like job changes, credit issues, or last-minute lending hiccups) that can derail the mortgage process.

In California, the standard loan contingency period is 21 days, but like all contingencies, it can be adjusted as part of the offer. Waiving this contingency can strengthen your position in a multiple-offer situation, but only if you’re fully confident in your loan.

This is a big one if you’re buying a new home while trying to sell your current one. It allows the buyer to make the purchase contingent on their existing home selling first.

In a fast-paced market like San Diego, these contingencies can be harder to negotiate, especially when sellers have multiple offers on the table. But with the right timing and agent strategy, it can still work in your favor.

Each contingency comes with a built-in timeline, which is clearly spelled out in the contract. During this period, the buyer can complete inspections, finalize financing, and evaluate the appraisal. If everything checks out, the contingencies are removed and the deal moves forward.

If something doesn’t go as planned, the buyer can either cancel the contract or negotiate with the seller for repairs, credits, or a price adjustment.

And here’s the key: once contingencies are removed, the buyer’s deposit (called the earnest money) becomes non-refundable, so it’s important to feel confident before signing off.

It depends on the situation. In ultra-competitive areas like coastal San Diego or hot zip codes like 92103 (Hillcrest/Mission Hills), buyers sometimes waive one or more contingencies to make their offer more attractive.

But doing so means you’re taking on more risk, so you’ll want to weigh that decision carefully. The Comiskey Group can help you strike the right balance between being competitive and being protected.

Pro tip: Some buyers opt for pre-inspections or appraisal gap strategies to strengthen their offers without giving up all safeguards.

While contingencies are often seen as buyer tools, sellers benefit from them too. Inspection periods allow for transparency, appraisal contingencies help avoid financing issues down the line, and clean contingency removals keep the sale on track.

For sellers, working with an agent who understands real estate contingencies is crucial, especially when reviewing offers. The highest price isn’t always the best offer if it’s packed with uncertain terms or long contingency periods.

Every real estate transaction is unique, and contingencies are rarely one-size-fits-all. Buyers and sellers can negotiate:

• The length of each contingency period
• Whether to request or waive certain contingencies
• What happens if the condition isn’t met

The bottom line? Don’t assume everything is set in stone. A skilled agent can help tailor your offer (or counteroffer) to match your goals while keeping the deal solid.

Whether you’re buying your first home or listing a long-time property, understanding real estate contingencies can make or break the deal. With the right strategy, they can offer much-needed protection and help you stay competitive.

The key is working with an experienced local agent who can explain your options, anticipate issues, and negotiate with confidence, because no two deals are ever the same.

If you’re entering the San Diego market and want to feel confident every step of the way, The Comiskey Group is here to help. From crafting contingency clauses to navigating complex negotiations, their team brings local expertise and advice to every transaction.

Whether you're looking to protect your investment or make a smart, competitive offer, The Comiskey Group knows how to get it done, without the stress. Reach out now to learn more.