Most offers are contingent on inspections. Include this information clearly on the offer. Federal law gives all buyers 10 days in which to inspect for lead paint unless this is waived in writing. You may want to have an appraisal, have the home physically inspected and have the home’s roof inspected. Some states require a termite inspection.
Other contingencies may include selling your current home or obtaining a loan. Include anything that might prevent you from following through with your offer in the contingency section. Keep in mind that sellers may not accept offers with too many contingencies, particularly if they have offers on the table with fewer contingencies, so include only the necessary items.
The contingency should include a statement that the seller will give the buyer and his or her inspectors access to the property for this purpose. You may also want to state that you will not call in government inspectors because the seller may not want them on the property for fear of citations for zoning infractions.
The contingency section should state that the buyer has the right to conduct these inspections and request that the seller make repairs of any defects found as a result. It should then state that the buyer has the chance to back out of the contract if the seller refuses to repair the problems found during inspection.
Some inspections are considered the seller's responsibility; others are considered the buyer's responsibility and this varies from state to state. The offer should clearly outline who is going to pay for the inspection and state how much of the repair cost the seller’s responsibility is. Often this is stated as a percent of the sale price such as three percent of the purchase price. Any expense above that is the responsibly of the buyer.