The Ultimate Guide to Buyer Contingencies

The home appraisal is one of the biggest contignecies that buyers and sellers usually face.

Why Pittsburgh homebuyers need them—and how to navigate them like a pro

When you're buying a home, contingencies aren’t just a box to check—they're your safety net. In competitive markets like Pittsburgh, understanding how buyer contingencies work can be the difference between closing confidently and facing costly surprises.

This guide will walk you through the most common contingencies, why they matter, and how to use them strategically to protect your investment.

What Are Buyer Contingencies?

Definition and Purpose

Buyer contingencies are conditions written into the real estate contract that must be satisfied for the sale to go through. They allow you to secure financing, inspect the property, verify legal ownership, and more. If a contingency isn't met, you're usually able to walk away without losing your deposit.

Why They Matter

Think of contingencies as your due diligence checklist. They give you time to uncover deal-breakers—like a cracked foundation, legal title issues, or financing hiccups—without being locked into the purchase.

Common Types of Buyer Contingencies in Pittsburgh

Financing Contingency

What it is: A clause that gives you time to secure a mortgage.

Why it matters: If your loan falls through, this protects you from being forced to buy a home you can’t afford.

Pro tip: Always get fully pre-approved (not just pre-qualified) before house hunting in Pittsburgh—many agents and sellers won’t work with buyers who aren’t.

Inspection Contingency (a.k.a. Due Diligence Window)

What it is: Your opportunity to thoroughly inspect the home for structural, mechanical, or environmental issues. This typically must be done within 7 days of offer acceptance, and the Seller has 5 days to respond to any requests for repairs or price negotiations that arise from the inspection results. Your Realtor or Agent will negotiate these items on your behalf.

What’s typically included:

• Home inspection: Electrical, plumbing, foundation, HVAC, roof, etc.

• Radon testing: Very common in Western PA.

• Pest inspections: Termites and wood-boring insects are always worth checking.

• Sewer scope: Many older homes in Pittsburgh still have clay pipes—get this scoped!

• Insurance quotes: Make sure you can get adequate homeowners' insurance, especially for older homes or those near flood zones.

Appraisal Contingency

What it is: A contingency that ensures the home appraises at or above the purchase price.

Why it matters: If the appraised value is lower, you can renegotiate or walk away. Lenders won't finance more than the home is worth.

Home Sale Contingency

What it is: Makes your new home purchase contingent on selling your current home.

Why it matters: This gives you time to avoid juggling two mortgages or rushing your sale. While not always attractive to sellers, it’s still common in move-up scenarios.

Title Contingency

What it is: Ensures the property’s title is clean—free of liens, disputes, or unknown owners.

Why it matters: You’re not just buying a house—you’re buying its legal history. A proper title search is non-negotiable.

HOA Contingency

What it is: If the home is part of a homeowner's association, this allows you to review the rules, fees, and financials.

Why it matters: You don’t want to be blindsided by restrictive pet policies or surprise assessments.

Handling Buyer Contingencies Like a Pro

Set Realistic Timeframes

• Each contingency should have a clear deadline. For example, you typically have 7–10 days for inspections in Pennsylvania. Your agent will help you negotiate these timelines and keep everything on track.

Be Strategic with Negotiation

• Sellers in hot Pittsburgh neighborhoods (think Lawrenceville, Mount Lebanon, or Shadyside) may be less open to multiple contingencies. Your agent can help craft a competitive yet protective offer.

Know When to Remove Them

• Once each contingency is satisfied, your agent will submit formal removal paperwork. This shows the seller you're moving forward—and keeps the deal alive.

Watch Out for These Pitfalls

• Too Many Contingencies: While they offer protection, an offer stacked with contingencies can scare off sellers. Pick your battles.

• Missed Deadlines: If you miss a contingency deadline, you might lose leverage—or worse, your deposit.

• Lack of Communication: Keep your agent, lender, inspector, and title company looped in at every stage.

Tips to Manage It All Smoothly

Work with a knowledgeable local agent (like me). I’ll help you time everything correctly and explain every clause in plain English.

Use digital tools. I provide clients with a personalized portal to track deadlines, inspections, and documents—so nothing gets lost in your inbox.

Stay organized. Mark key dates on your calendar and ask your agent to remind you when actions are due.

Ready to Make a Smart Offer in Pittsburgh?

Contingencies aren't red tape—they're your protection plan. And with the right agent by your side, they don't have to slow things down.

Whether you’re buying your first home in Dormont or upsizing in Upper St. Clair, I’ll help you craft an offer that’s both competitive and carefully protected. The good news, when you work with me, you won't need to worry about contingencies or missed deadlines. You'll have your own client portal where everything is mapped out for you, and an expert strategist who will make sure your offer and transaction are executed flawlessly.

Let’s talk contingencies, coffee, and finding your perfect Pittsburgh home.

📞 Craig Knox & Peanut — The Pawperty Pros at Berkshire Hathaway HomeServices The Preferred Realty

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