Things That Can Go Wrong Under Contract and How to Stay on Track
Key takeaway: The best sellers are prepared sellers. Knowing what can happen—and how to respond—helps you protect your price, timeline, and peace of mind.
Where Sales Most Often Derail:
- Earnest Money/Deposit Not Delivered
- Buyer misses the deadlineorfailsto pay the agreed deposit.
- Solution: Enforce contract timelines. If not cured, return to market immediately.
- Inspection Surprises
- Structural or safety concerns (e.g., foundation, chimney,electrical
- Septic in poor or failing condition
- Radon levels test high
- Solutions:
- Prioritize safety/structure/septic items-get specialists and written estimates fast.
- Offer practical concessions (repairs or credits) tied to documented costs.
- If you re-list, disclose and price accordingly.
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Financing Problems
- Buyer spending/funds shortfall: Option to allow a brief extension with proof of correction, or terminate and re-list per contract terms.
- Low appraisal: lenders will not lend over the appraisedvalue. Options include: Renegotiate price to appraised value; buyer adds cash to cover the gap; split the difference; rebut the appraisal with recent comps and factual corrections (time sensitive and rarely results in an amended appraisal.)
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Buyer Remourse ("Cold feet")
- Buyer changes their mind for personal reasons.
- Solution: Enforce the contract (including deposit remedies, where applicable) and go back on market immediately to regain momentum.
Pro tips to prevent surprises:
- Pre‑listing checks (optional but powerful): chimney sweep/inspection, septic evaluation report, radon test, and a quick safety/structure review.
- Paperwork ready: permits, warranties, service records, association docs, well/water tests (if applicable), title items.
- Appraisal‑ready pricing: price to recent, local comps and actual condition.
- Stronger offers: prefer local lenders, verified pre‑approvals, larger deposits, initial buyer concessions and shorter contingencies (within reason).
- Clear timelines: keep all buyer deadlines tight and enforceable.
Three common high-impact defects to be prepared for
Cost Reality:
- Chimney defects (cracked liners/masonry): often $20,000–$30,000+*
- Structural issues (foundation/water infiltration): $20,000-$50,000+*
- Septic replacement on challenging lots: often $40,000–$55,000+**
In today’s market it’s wise to budget for +/-10% of the sale price of the house to be in play for negotiations after you’re under agreement.
Important Notice
These scenarios and options highlight common issues, not every possibility. This is not legal advice. Each transaction is unique and will be negotiated on its merits and per your contract.
* Actual costs vary by property, scope of work, and contractor. ** Septic costs vary by design, access, soils, and approvals. Estimates are meant to prepare you for the worst-case scenario.
