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Buy Smart, Not Sorry: The Contingencies That Protect Your Deal
- Arlie Janet Bagongon
- Jun 13
- 2 min read
Updated: Jun 26
Written by Kimberly Smith - Your trusted Las Vegas Real Estate Queen
Buying a home isn't just about finding the one—it’s also about protecting yourself along the way. That’s where contingencies come in.
As your trusted Las Vegas Realtor, I like to think of contingencies as your safety net. They’re the conditions written into your offer that give you the right to walk away (or renegotiate) if something doesn’t check out.
Let’s break down the key ones every smart buyer should know.
1. Home Inspection Contingency
This is non-negotiable in my book.It gives you the right to have the property professionally inspected—and back out or renegotiate if major issues are found (think roof damage, electrical problems, or foundation cracks).
👑 Queen’s Tip: Even in a hot market, never skip the inspection. A pretty kitchen won’t fix hidden plumbing issues.
2. Financing Contingency
Unless you’re buying with cash, this protects you in case your mortgage isn’t approved in time.It gives you the flexibility to walk away without losing your earnest money deposit if your loan falls through due to appraisal shortfalls, credit issues, or rate lock surprises.
👑 Queen’s Tip: Pre-approval is step one—but a financing contingency is your final backup plan.
3. Appraisal Contingency
Lenders require the home to be worth the agreed price.If the appraisal comes in lower than your offer, this contingency gives you the right to renegotiate or walk away. Otherwise, you’d have to cover the difference out of pocket.
👑 Queen’s Tip: In fast markets, we sometimes waive or adjust this—but only with strategy and a plan B.
4. Sale of Current Home Contingency
If you need to sell your current home to fund your new one, this contingency gives you time. It says the deal only moves forward once your home is sold.
👑 Queen’s Tip: Sellers don’t always love this, but with the right offer package, it can still work in your favor.
5. Title & HOA Review Contingency
You’ll want a clean title—no hidden liens or boundary disputes—and a full review of any HOA rules, fees, or pending assessments.
👑 Queen’s Tip: Surprised by a rule about rental limits or parking? This protects you from getting locked into a situation that doesn’t fit your lifestyle.
Final Thought: Smart Offers Aren’t Just About Price
Contingencies give you leverage, protection, and clarity in uncertain moments. They’re also where I come in—crafting offers that are strong and safe.
If you're serious about buying, don't just fall in love with the house—fall in love with a strategy that protects you.
👑 Kimberly Smith is a top Las Vegas Realtor known for her sharp market insight, strategic approach, and commitment to helping clients move smart—whether buying, selling, or just exploring what’s next. She’s not just a local expert—she’s The Real Estate Queen of Las Vegas.
📞 Connect with Kimberly:📍 Serving Greater Las Vegas | 🏡 Luxury + Residential
📲 (702) 291-7098
📱 Follow on Instagram: @kimberlysmithrealestate
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