Should You Ever Consider Waiving the Home Inspection?

With the housing market more competitive than ever, more and more buyers are feeling the pressure to make their offer stand out. One tactic is waiving the home inspection contingency. While this move can make your offer more attractive to sellers, it’s important to know the risks of waiving the home inspection.

Waiving the home inspection contingency means the buyer is giving up their right to negotiate repairs or back out after an inspection — potentially putting themselves on the line for expensive problems after move-in. And many buyers are taking that gamble. Data from the National Association of Realtors (NAR) shows that 25% of buyers waived an inspection contingency in April 2021, the first month the group began tracking this trend. That number climbed to 30% in June 2022 before dropping to 18% in August of this year.

But is it worth the risk?

What does waiving a home inspection actually mean?

Some people believe that waiving a home inspection means skipping the inspection altogether. But that’s not the whole picture.

When people say they’re waiving the inspection, what they’re actually referring to is waiving the inspection contingency. When a buyer waives the inspection contingency, you’re agreeing that you:

• Won’t use the inspection results to cancel the purchase agreement — and if you do, you’re out your earnest money.
• Won’t renegotiate the price or ask the seller for repairs after the inspection.
• Are agreeing to purchase the home “as is” in the eyes of the seller.

But homebuyers usually still have the right to hire a home inspector after an offer is made, even if they’re waiving the inspection contingency. This is called an inspection for informational purposes only, and is just for buyer knowledge rather than a negotiation tactic.

Why buyers waive inspections

In fast-moving housing markets, especially in cities with limited inventory, buyers can face fierce competition. Homes may receive multiple offers within days, sometimes even hours, of being listed. To stand out, many buyers may choose to waive the home inspection contingency, making their offer more appealing to sellers.

Common reasons buyers waive the inspection contingency include:

• Strengthening their offer: Sellers want certainty. An offer without contingencies means fewer potential holdups and negotiations, and sellers are off the hook for repairs.
• Speeding up the sale: By removing the inspection contingency from negotiations, the transaction timeline shortens. This is attractive to sellers hoping for a smooth close.
• Winning a dream home: In high-cost markets, buyers are sometimes willing to accept more risk if it means securing the property they truly want. When a home is more expensive, potential repair expenses are often a smaller percentage of the overall value of the home.
• Investing in real estate: For investors, speed outweighs repairs. Renovations are usually expected, so waiving contingencies helps them lock in properties with strong rental or resale potential.

Risks of waiving the home inspection contingency 

A home inspection is a standardized practice in real estate, designed to uncover major issues in a home that could affect a buyer. After an offer is accepted, the buyer hires an inspector to look at the home’s key systems and overall condition. 

In most cases, buyers don’t want to waive the home inspection contingency — not only does it financially protect the buyer, it could be a matter of safety as well. 

When buyers skip the home inspection, they risk:

1. Being accountable for hidden or expensive problems

Without an inspection contingency, you could unknowingly purchase a home with serious problems. Structural issues, roof damage, mold, or outdated electrical are common, especially in older homes, and can easily cost tens of thousands of dollars to fix.

2. Having negotiation power or a safety net for backing out

An inspection contingency gives buyers the option to walk away without losing their earnest money if the inspection reveals problems the buyer can’t or doesn’t want to address. Waiving the inspection removes that safety net and the full cost of any major problems is your responsibility. If you decide later to back out, you risk forfeiting your deposit — which in competitive markets, can be heftier than usual.

3. Emotional stress and buyer’s remorse

While there’s a lot that goes into buying a home, it should ultimately be more exciting than overwhelming. Unfortunately, discovering major problems after you’ve already committed can lead to buyer’s remorse. Many homeowners who waived inspections have experienced the stress of unexpected, expensive repairs outweighing the joy of moving in.

Alternatives to waiving a home inspection entirely

While waiving an inspection contingency can make an offer more appealing to a seller, it also shifts more responsibility onto the buyer. But there are other ways to keep an offer strong while ensuring you’re not walking blindly into a home purchase.

1. Pre-inspection walkthrough (the “walk & talk”)

A growing trend in hot markets is the pre-inspection walkthrough, sometimes called a “walk & talk.” You hire a home inspector for a shorter time (usually around two to three hours) before making your offer.

Instead of a full written report, the inspector walks through the home with you and points out visible potential problems, like areas where there might be water damage, foundation issues, or HVAC systems that are on the way out. They may even give you rough repair cost estimates on the spot.

2. “Informational only” inspections

Another option is to conduct an inspection for informational purposes only. This means you still hire an inspector after your offer has been accepted, but you explicitly state in the contract that the results will not be used to renegotiate price or request repairs.

This gives buyers a heads-up about potential problems while keeping them committed to purchasing the home as-is, or risking their earnest money if they back out. The exception is if there is a serious safety issue that legally lets buyers off the hook for a home, even if they waived the inspection contingency.

Buyers will choose this route to know what they’re getting without weakening their offer. Sellers like it too, since they know you won’t be coming back to nickel and dime them with a long list of repairs.

3. Relying on seller-provided inspections and disclosures

In some high-end competitive markets — especially in places like San Francisco, CA or Boston, MA — sellers might provide inspection reports, disclosure packets, and receipts for repairs upfront. Sometimes, major issues have already been fixed before the listing even goes live.

These documents can give buyers a good idea of the home’s condition. The goal for sellers with this tactic is to get top dollar for their home and completely streamline the selling process. Still, it’s a good idea to have your own inspector go over the paperwork or walk through the home with you, just to double-check.

How to make a competitive offer without skipping the inspection

You don’t necessarily have to give up your right to an inspection contingency to help your offer in a seller’s market. There are other strategic ways to stay competitive in a bidding war without sacrificing the protection of a home inspection:

• Get pre‑approved for a mortgage: A fully underwritten pre‑approval shows the seller that you’re not only serious about the home but financially positioned to close smoothly. It proves you’ve cleared financial hurdles and adds more weight to the offer. 
• Move quickly: If homes are moving fast, match that speed. Sellers sometimes value a smooth, stress-free closing process over top dollar. If you can line up a lender who’s quick with paperwork, schedule inspections right away, and be flexible on closing dates, that kind of certainty can sometimes beat out a higher offer that comes with delays.
• Use an escalation clause: This lets your offer automatically top competing bids by a set increment, up to a cap you choose — for example, outbidding other offers by $1500. Sellers appreciate the lack of back-and-forth and your offer is competitive without overpaying.
• Offer stronger financing: Whether it’s a larger earnest money deposit, a heftier down payment, or even cash-offer financing, proving financial commitment makes your bid stand out. These moves can be equally as attractive to sellers as skipping an inspection contingency, and less risk for you. 
• Write a personal letter (where allowed): A note explaining why you love the home and your situation can sometimes resonate with a seller (just don’t violate fair-housing laws in the process). This human touch could be what nudges you to the top, especially when other offers are equal on paper.

Bottom line

The home inspection is there to protect buyers — and waiving that right comes with real risks. For some, the trade-off may feel worth it to get their dream home in a hot market, especially when paired with pre-inspections or strong seller disclosures.

Still, the smartest move is to never waive your right to understand a home’s condition. With the right approach, you can take steps to protect yourself while staying competitive. A local Redfin real estate agent can help you navigate these decisions, craft a strong offer, and strike a good balance between buying the home you want and looking out for your investment.

FAQs about waiving home inspections

Is it smart to waive a home inspection?
Waiving an inspection is usually discouraged, but it can be strategic in competitive markets. If the home comes with recent inspection reports and you’ve done your own pre-inspection, it may make sense. Otherwise, it’s a big risk to buyers.

What happens if you waive a home inspection?
You lose your contractual right to walk away or renegotiate based on inspection results. Any issues that surface after closing are your responsibility.

Why would a buyer waive an inspection?
To make their offer stronger in bidding wars. Sellers prefer fewer contingencies because they reduce the risk of the home sale falling through.

Can you still do an inspection after waiving?
Yes. Many buyers hire inspectors “for informational purposes only.” You just can’t use the results to cancel the contract without penalty.

What’s the difference between waiving an inspection and waiving an inspection contingency?
Waiving an inspection contingency means you give up your legal right to walk away penalty-free. Waiving the inspection itself means you skip it entirely — a much riskier move.

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