Your earnest money is held in a licensed escrow account (title company or broker). It’s refundable only if you cancel under a valid, active contingency or other contract right.

It’s negotiated and also depends on local customs by county. Your HBR agent will structure the offer so it follows the local norm or uses the title as a negotiating edge.

It’s a set window for hiring inspectors and evaluating the home. What you can do with those results depends on the contract type (see the As-Is vs. Standard sections below).

A low appraisal can affect loan approval. To be protected, your offer needs an appraisal contingency; otherwise, you may have to bring extra cash or renegotiate. If financing and using an FHA or VA loan, the appraisal contingency is built in.

Only if a contingency gives you that right and the deadline hasn’t passed. Under As-Is, you can cancel during the inspection period; under the Standard contract, inspection findings trigger seller repair obligations (not an automatic right to cancel). 

Contracts allow short extensions for certain delays (e.g., lender/title document logistics or force-majeure events). If deadlines still aren’t met, the non-defaulting party can use the remedies stated in the contract. 

Right before closing, you’re entitled to a final walk-through to confirm the home’s condition, maintenance, and any agreed-upon items. It’s your last quality check before you sign.

Expect the settlement statement, deed/transfer paperwork, and your loan package if financed. The title team and lender will review each document with you. 

Both contracts include a force majeure clause that suspends deadlines when a storm or disaster prevents performance. Once things normalize, the timeline resumes in accordance with the contract's provisions.  

Typical buyer costs include title insurance, lender fees, inspections, recording, and prepaid taxes/insurance. You’ll get an upfront estimate and a final statement before closing.

The seller isn’t promising to make repairs or give credits. You still inspect and may cancel within your inspection period for any reason.

Flexibility. You can walk away if the condition isn’t acceptable, without forcing repair negotiations.

Yes, you can ask for a price change or credit; however, the seller doesn’t have to agree. Your primary protection is the right to cancel within the inspection window. 

By default, 15 calendar days, but it’s negotiable in your offer. All inspections and any notice of cancellation must occur before the deadline. 

You do, and you choose the inspectors (home, WDO/termite, roof, pool, etc.). Hire licensed professionals so you know what you’re buying. Your HBR agent will suggest local vendors to assist with selection

You get your deposit back as long as you cancel in writing before the deadline. After it expires, you’re committed unless another contingency applies. 

Yes, if you included a financing contingency and act within that approval period. If you miss the date, the contract effectively becomes a cash-style obligation.

The seller must maintain the property’s condition (normal wear and tear allowed) once you have an effective contract in place. You’ll verify at the final walk-through. 

When you want maximum flexibility, plan to renovate, or need speed in a competitive situation. 

It shifts repair responsibility to you; strong inspections and an informed budget keep that risk manageable.

It requires the seller to complete certain repairs for general items, permits, and termites before closing, but only up to agreed dollar limits (“caps”). It’s more structured, less flexible than As-Is.

Pre-set maximums for categories like general repairs, WDO treatment/repairs, and open-permit issues. The seller is only obligated up to those amounts.

The seller doesn’t have to spend more than the caps. The buyer either accepts remaining items or pays the overage; there’s no automatic right to cancel based solely on exceeding caps. 

Possibly, if both sides agree in writing, the default is seller-completed repairs up to the caps. 

The seller treats and repairs WDO damage up to the WDO cap. If the estimates exceed that, the buyer decides whether to accept the difference or fund it. 

The seller works to close or resolve permits up to the permit cap. Overages are the buyer’s choice to accept or cover. 

The seller provides receipts and (if applicable) re-inspection reports. You verify at walk-through that agreed work is complete.

Yes, same maintenance requirement as As-Is until closing. Walk-through confirms condition. 

When you want defined seller obligations and pre-closing repairs.

Yes, financing/appraisal protections depend on the contingencies you include and the approval deadlines you meet.

Yes. You can inspect under either; the difference is what you can do with the results.

Yes. Deadlines pause if a hurricane or similar event prevents performance, then resume when conditions normalize.

Yes, if added to your offer and handled on time. That’s what protects your deposit if the loan falls through.

Yes. Earnest money is held by a neutral escrow holder and can only be released under the terms of the contract or agreement. 

Yes. The home must be kept in substantially the same condition, normal wear and tear excepted. 

As-Is: seller has no repair duty. Standard: seller must repair/resolve items, but only up to caps. 

As-Is: buyer can cancel for any reason within the inspection period. Standard: findings route into the repair-cap process; no automatic inspection-based cancellation.

As-Is: not applicable (no caps; buyer either negotiates or cancels within the window). Standard: seller stops at caps; buyer accepts items or pays overage, no built-in right to cancel for this reason. 

As-Is: often faster (fewer pre-closing repairs). Standard: can take longer (bids, scheduling, re-inspections). 

As-Is: buyers wanting flexibility or planning updates. Standard: buyers who want defined seller involvement and pre-closing fixes.