How to Navigate the Contingency Process as a Seller
If you’re selling your house in Roanoke, Virginia, you’ve probably heard the word “contingency.” It might sound confusing, but it’s just a fancy way of saying “this sale depends on something happening first.”
Here’s the short answer: a contingency is a condition that must be met for the sale to move forward. Buyers often use contingencies to protect themselves in case something goes wrong — like issues with financing, the home inspection, or appraisal.
As a seller, understanding these contingencies helps you stay calm, make smart decisions, and keep your sale on track.
In this guide, The J&D Realty Team explains how to handle each step of the contingency process so you can sell your home smoothly and confidently.
What is a contingency in real estate?
When you accept an offer on your home, that offer usually includes certain conditions the buyer wants met before closing. These are called contingencies.
Think of them as “what-ifs.” For example:
“We’ll buy this house if the inspection looks good.”
“We’ll buy this house if our loan is approved.”
“We’ll buy this house if our current home sells first.”
If a contingency isn’t met, the buyer can back out of the deal — usually without losing their earnest money deposit.
In Virginia, contingencies are written into the sales contract, so it’s important to read and understand them before signing anything.
Common types of contingencies sellers should know
Not every buyer uses all of these, but these are the most common ones you’ll see in Roanoke and southwest Virginia.
1. Home Inspection Contingency
This allows the buyer to hire a professional to check for problems with the home — like electrical issues, roof leaks, or foundation cracks.
If something serious comes up, the buyer might:
Ask you to make repairs
Ask for a lower price
Or walk away from the deal
Seller tip: Don’t panic if the inspection finds something! Almost every home has minor issues. Stay open to fair repair requests.
2. Appraisal Contingency
If the buyer is getting a mortgage, the lender will send an appraiser to make sure the home is worth the agreed price.
If the appraisal comes in low, the lender won’t loan the full amount — which can cause delays.
Seller tip: Your realtor can provide local comps (similar home sales) to support your price and help resolve low appraisal issues.
3. Financing Contingency
This means the sale depends on the buyer officially getting their mortgage approved.
If their loan falls through, the sale could too — even if you were already under contract.
Seller tip: Ask your realtor to confirm the buyer’s pre-approval letter before accepting an offer.
4. Home Sale Contingency
Sometimes buyers need to sell their own home first before they can buy yours.
This can slow things down because you’re waiting on their sale to finish.
Seller tip: If you get multiple offers, weigh whether waiting is worth it — or if another buyer can move faster.
How long do contingencies last?
Most contingencies have deadlines, usually written into the contract. In Roanoke VA, typical timeframes are:
Home inspection: 7–10 days
Appraisal: 2–3 weeks
Financing approval: 3–4 weeks
Buyer home sale: varies (often 30–60 days)
Your realtor — like The J&D Realty Team — will track these deadlines carefully and make sure everyone stays on schedule.
What happens when a contingency is met or not met
When a contingency is met, it’s removed from the contract, and you move one step closer to closing.
When a contingency is not met, the buyer usually has two choices:
Cancel the contract and get their earnest money back.
Try to renegotiate (for example, asking for repairs or a price drop).
You, as the seller, can also decide how to respond. Sometimes agreeing to a small repair keeps the sale moving and avoids starting all over with a new buyer.
How sellers can prepare for contingencies
The best way to handle contingencies is to be proactive. Here’s how:
1. Get a pre-listing inspection
Before you even list your home, have an inspector check for issues. Fixing small things early can prevent bigger problems later.
2. Price your home correctly
Your realtor will help you set a realistic price using the local MLS and recent Roanoke sales. A fair price reduces appraisal problems.
3. Keep your home in good shape
Tighten leaky faucets, replace old bulbs, and clean gutters. A well-maintained home makes inspection smoother.
4. Work with a strong realtor
A skilled agent (like The J&D Realty Team) knows how to negotiate contingencies and keep your contract moving forward.
How to respond to repair requests
After the inspection, the buyer might send a list of repairs they’d like done.
Here are your options:
Agree to do some or all of the repairs.
Offer a credit at closing so the buyer can fix things later.
Refuse the requests — though that may risk losing the sale.
Seller tip: Stay reasonable. If repairs are small, it’s usually worth fixing them to avoid delays.
What happens if the appraisal comes in low?
This can be stressful, but it’s not the end of the world. You and the buyer can:
Lower the price to match the appraisal
Ask the buyer to pay the difference in cash
Challenge the appraisal with better comps
Cancel the deal (as a last resort)
Your realtor will help you decide the best move based on the current Roanoke VA market.
Can you accept backup offers during contingencies?
Yes, and it’s smart to do so. A backup offer means another buyer can step in if the first deal falls through.
This protects you from having to start over completely if a contingency isn’t met.
What The J&D Realty Team does during contingencies
At The J&D Realty Team, we guide our sellers through each step of the process — from accepting the first offer to final closing.
Here’s what we do for you:
Track all contingency deadlines
Communicate daily with buyer’s agents and lenders
Negotiate repair requests fairly
Help with appraisal or financing delays
Make sure all paperwork is handled correctly
We’ve helped hundreds of sellers in Roanoke, Salem, and southwest Virginia close deals smoothly — even when contingencies get tricky.
Common mistakes sellers make during contingencies
Avoid these to keep your sale moving:
Ignoring deadlines. Missing a response date could cancel your contract.
Not fixing known issues. They’ll come up later in inspection.
Overreacting to repair requests. Stay calm and flexible.
Failing to communicate. Keep in touch with your realtor daily.
Rejecting all contingencies. That can scare away serious buyers.
FAQ: Navigating the Contingency Process as a Seller
Q: Can a buyer back out during contingencies?
A: Yes, if a contingency isn’t met (like a failed inspection or loan denial), the buyer can usually walk away and get their earnest money back.
Q: How long do contingencies delay closing?
A: Most add 2–4 weeks to the process, depending on inspections, appraisals, and lender timing.
Q: Should I accept an offer with fewer contingencies?
A: Usually yes — fewer contingencies mean less risk. But make sure the offer price and terms still make sense.
Q: What if the buyer’s home doesn’t sell on time?
A: You can either extend the deadline or cancel and move to a backup offer.
Q: How can my realtor help?
A: Your realtor handles the deadlines, communication, and negotiations so you don’t have to worry about the fine print.
Final Thoughts
Contingencies might seem complicated, but with the right help, they’re just another part of selling a home. By understanding each step and working with experienced agents, you’ll stay in control and avoid surprises.
At The J&D Realty Team, we’ve helped many sellers in the Roanoke Valley and Blue Ridge Mountains area navigate these steps with confidence. From home inspections to appraisals, we’re by your side every step of the way — making sure your sale closes smoothly and on time.
