Quick Answer
Once your offer is accepted, the inspection contingency gives you a window, often about a week to ten days, to hire an inspector and review the home's condition. If issues turn up, you can ask the seller for repairs or a credit, or in most cases walk away and get your earnest money back, all before the contingency period closes.
- Typical window
- Roughly one to two weeks, negotiated per contract
- Who pays for the inspection
- The buyer
- Buyer's options after
- Negotiate repairs or credits, or cancel
- Missed deadline means
- The contingency right may no longer apply
What the Inspection Covers
A general home inspection looks at the roof, foundation, electrical, plumbing, HVAC, and other major systems, and flags visible defects or safety issues. Buyers in Indiana sometimes add specialty inspections too, like radon testing or a well and septic inspection for rural properties.
The inspector's report becomes the basis for any repair request, so it's worth attending the inspection if your schedule allows.
Negotiating After the Inspection
Finding issues doesn't mean the deal is dead. Buyers often request the seller fix specific items, offer a closing credit, or reduce the price, and sellers can agree, counter, or decline.
If negotiations stall, the inspection contingency generally lets the buyer cancel and recover earnest money, though the exact terms depend on the language in your purchase agreement.
Questions About Your Situation?
We'll walk you through it in plain English — no pressure, no obligation.
Frequently Asked Questions — Inspection contingency
Can I cancel for any reason during the inspection period?
Typically only for issues found during the inspection, not for unrelated reasons; check your contract's exact wording.
Do I have to share the inspection report with the seller?
No, but you'll usually need to reference specific findings if you're requesting repairs or credits.
What if the seller won't fix anything?
You can accept the home as-is, negotiate further, or use the contingency to cancel, depending on your contract's terms.
Should I still get an inspection on new construction?
Yes, most buyers get an independent inspection even on new homes, separate from any municipal or builder inspection.