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You can’t change your mind on a home after closing, but you can rethink the deal after the inspection. When a report turns up more than you planned for, it’s normal to wonder if this is still the right house at the right price.
But when to walk away after a home inspection can be personal. We’ll help you weigh the risks of repairs, factor in your budget and timeline, and ultimately, decide when it’s best to trust your gut — whether you’re buying a home in Madison, WI or Sacramento, CA.
First, protect yourself with a home inspection contingency
A home inspection contingency is the safety net for homebuyers. It says, in writing, that you can inspect the property within a set window and either renegotiate repairs/credits or cancel and recover your earnest money if you want to walk away after the home inspection.
In a lot of markets, buyers have between 5-10 days to get the home inspected and get back to the seller. If you want the option to walk away after the inspection without legal or financial risks, a home inspection contingency is highly recommended.
What should your contingency cover?
- Clear response deadline. Your contract will state how the “days” are counted (calendar vs. business days). Note this and set reminders.
- Buyer’s sole discretion to cancel. Strong inspection clauses let you withdraw after the home inspection and keep your earnest money, as long as you give notice on time and as the contract states.
- Right to seek further evaluation. If the inspector notes foundation, roof, electrical, plumbing, or moisture issues, you may want to bring in specialists and get repair estimates.
- Repair/credit options. Ask your real estate agent to include that you may request seller credits at closing (they can be cleaner than pre-close repairs) or a re-inspection if the seller completes the repairs.
Know when to walk away after a home inspection
A home inspection is when a licensed inspector thoroughly goes through a home, flagging any visible issues both inside and outside of the property. Most of the time, minor maintenance and cosmetic items will be jotted down and aren’t anything to worry about. But when big repairs come up in the home inspection report, it can give many buyers a reason to pause and reconsider the deal.
Home inspection red flags — like structural issues, septic problems, HVAC replacement, and more — can be dealbreakers for a lot of buyers, but there are often other clear signs it might be time to walk away.
1. Needed repairs are out of your budget
Updating outlets to meet current code could be a minor financial inconvenience, but when issues start to stack up, like needing to upgrade both the electrical and the roof, it might mean the home you’re buying is suddenly out of budget. If going into the deal already puts you on the top end of your budget, there might not be any money left for repairs — and negotiations could be out of the question if it’s a seller’s market and there are back-up offers waiting.
2. Repairs feel like too much to take on
Even if you can negotiate repair credits with the seller or have extra money budgeted for home maintenance, sometimes it just might be too much work. If the foundation needs to be repaired, it could mean delaying move-in by weeks or months. If the septic system is due for replacement, that can involve having the water shut off or potentially even financing issues with your lender, all of which is extra time, stress, and money.
3. Researching the property turned up more than you bargained for
While it’s best to research a home as much as you can before putting in an offer, sometimes timelines don’t allow for it. That’s why during your due diligence period, you should be doing as much as you can to learn about the property. Whether that’s finding out someone passed away in the house, or that power outages in the area can be frequent and you work from home, knowing as much as you can about a home before sealing the deal can save you from unpleasant surprises after closing.
4. Seller dishonesty or a bad gut feeling
Finally, as much as we want to see the best in people, the reality is sometimes sellers won’t tell you (or their listing agent) everything they know about the home, even items they might be required to disclose. If a note turns up in the home inspection report that raises personal alarm bells, it can be best to trust your gut feeling. If something doesn’t feel right, it’s ok to walk away, even if it seems minor in the moment. There will always be another house — maybe one that’s an even better fit.
Other reasons a buyer might walk away
Home sales can fall through for reasons not just related to the home inspection. Buyers could also walk due to:
- Not liking the neighborhood at certain times of the day.
- The home isn’t listed in a flood zone but still prone to flooding or other climate risks.
- The home not meeting individual buyer needs (i.e. number of outlets, capacity of water heater, etc).
- Disagreements or conflicts with neighbors before closing.
- Repairs or fixes were not done or up to buyer standards during the final walkthrough.
Homebuyer due diligence tips:
- Drive by the property at different times of day and in various weather conditions.
- Research the property as much as possible.
- Make sure the home is meeting your needs and expectations; and if not, that it can be reasonably addressed.
How to back out after the home inspection
If your report reveals deal-breakers, or the fixes, timeline, and stress exceed your comfort, you want to make sure you can exit the transaction cleanly and protect your deposit.
1) Confirm your deadline. Recheck the inspection contingency deadline and how days are counted. If you need more time for bids, have your agent request a short written extension, or addendum, before the deadline; the seller must agree in writing.
2) Decide whether to negotiate or cancel. If you want to try negotiating first, send a single written request bundling the largest items and asking for a closing credit or specific licensed repairs. If the seller refuses or offers too little, you can still walk away, as long as you’re within the contingency window.
3) If you’re canceling, give notice in writing. Your agent will typically deliver a contract form or written notice that cites the inspection contingency and states you’re terminating based on the report. Keep proof of delivery through both email and the brokerage system. When you cancel properly and on time, you should recover your earnest money.
4) Release the deposit. Escrow may require a mutual release or specific instructions from both parties. Ask your agent which form your state uses and how long it typically takes.
5) Close the loop with your team. Notify your lender and insurance broker that you’re canceling so they can stop their orders. If the seller made repairs or you negotiated briefly, keep your inspection, bids, and notes as they might come in handy with the next home.
How to walk away if you waived the inspection contingency
If you waived the inspection contingency, your only clean exits are usually another clause like financing, appraisal, title/HOA review, or a negotiated mutual release. Otherwise, you can still back out of the contract but will likely forfeit your earnest money, so it’s best to talk to your agent and a local real estate attorney first.
When to walk away after the home inspection: bottom line
Not every problem found on an inspection report will be a deal-breaker, but some items on the list could mean it’s time to move on. It might be in your best interest to walk if you’re experiencing:
- Immediate and major safety hazards.
- A water/structure combo like active leaks plus foundation/roof issues.
- Opening up walls.
- First-year costs that drain your cash reserve.
- Friction with financing or insurance lenders due to issues.
- A seller who won’t budge on credits, repairs, or a brief timeline extension.
If you’re already at the top of your budget and your gut says “not at this price,” trust it.
If you’re on the fence, get a few estimates for the biggest items, prioritize safety over cosmetic fixes, and ask for a closing credit or a short inspection extension to finish your due diligence. If the numbers still don’t work, or you can’t get the answers you need within your timeline, use your inspection contingency to cancel in writing before the deadline and protect your earnest money. The right home will fit your budget, risk tolerance, and timing.
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