Many homebuyers have felt like they’ve had to go to extremes just to have their offers considered. For a while now, the combination of limited inventory, bidding wars, and competition from investors—ranging from local flippers to large hedge funds—has left everyday buyers feeling like they need to act fast and give up key protections just to have a shot at getting their offer accepted.
Waiving contingencies like inspections or appraisals became a common tactic, not necessarily because buyers wanted to—but because it sometimes felt like the only way to be seen on equal footing. If you’ve felt that pressure, you’re not alone. It’s been a tough environment to navigate.
In some areas, inventory is ticking upward, and some buyers are putting their searches on pause due to rising rates or economic uncertainty. So that may be starting to shift to a degree and give you more breathing room than there was even a few months ago.
But competition is still a reality in many markets, so a law recently proposed in Massachusetts might sound like the perfect solution to a buyer’s ears—it would prohibit sellers from accepting offers from a buyer who offers to waive their right to an inspection.
The idea is to prevent buyers from feeling pressured into waiving their right to an inspection. It’s a well-meaning effort—but the bill hasn’t passed yet, and even if it does, it would only apply in Massachusetts.
For most buyers right now, the competitive landscape hasn’t changed much. Which means the question still stands: what should you do if you don’t want to waive a home inspection—but you still want a shot at buying a home?
How to Stay Competitive—Without Losing Your Peace of Mind
If you’re not comfortable waiving a home inspection (and let’s be honest, most buyers shouldn’t be), there are still strategic, effective ways to stand out—without putting your future homeownership at risk.
- Lead with your strengths. Make sure your offer highlights what makes you a strong buyer. Are you well-qualified and already underwritten by your lender? Can you offer flexible closing dates to suit the seller’s needs? Have your agent communicate these points clearly and professionally. Sellers don’t only care about price—they care about certainty.
- Sweeten the terms—without giving up key protections. You don’t have to take big risks to make your offer more appealing. There are safer, strategic ways to show sellers you’re serious. Offering a higher earnest money deposit signals commitment and increases the seller’s confidence that you’ll follow through. Shortening contingency timelines—like agreeing to complete your inspection within just a few days—can also make a strong impression while keeping your safety net in place. And if you’re competing with multiple buyers, an escalation clause can automatically bump your offer just enough to stay ahead, without overpaying upfront.
- Consider offering a little more—strategically. It may sound counterintuitive—after all, who wants to pay more for a house? But in a competitive market, adding a few extra dollars to your offer can be a smart trade-off if it helps you keep important protections like a home inspection.
Think of it this way: waiving your inspection might save you money today, but it could cost you far more down the road if there are hidden problems with the home. By slightly increasing your offer—especially if it still aligns with recent comps—you may be able to preserve your contingency and stay in the running.
It’s not about blindly throwing money around. It’s about weighing short-term costs against long-term risks—and protecting your investment from surprises that could be far more expensive than an extra $5,000 on the offer.
- Get eyes on the property—before or during the offer. If you’re worried about giving up your right to a full inspection, there still might be ways to get a professional set of eyes on the home. Some sellers may allow a pre-offer inspection—a quicker walkthrough by a licensed home inspector before you submit an offer. It’s not as in-depth, but it can help you spot major red flags.
Alternatively, you can include an “informational only” inspection in your offer. This gives you the right to inspect the home for your own knowledge, but not to renegotiate price or request repairs—though in some cases, you may still retain the right to cancel based on the findings. A good buyer’s agent can help clarify your options based on local norms.
- Stay patient and persistent. Market conditions are always shifting, and the extreme pressure to waive protections may not stick around forever. Even in hot markets, opportunities arise—when a seller reduces their price, when a home is overlooked, or when other buyers drop out. Stay ready, stay firm in your priorities, and let the right window open.
- Shop where competition is lighter. Not every listing sparks a bidding frenzy. Pay attention to homes that have been on the market for more than a week or two. Look in areas or price ranges with a bit less buyer activity. Less competition can mean more leverage—and more room to keep your inspection contingency intact.
It’s easy to get swept up in the competitive spirit and make decisions based on emotion. But once the dust settles and the keys are in your hand, you’re the one living with whatever issues the home may have. Waiving an inspection might help you win the bid, but it also means taking full responsibility for any repairs or surprises down the road.
Unless you’re financially prepared—or handy enough—to take on unknown repairs, it’s worth thinking twice. A major plumbing issue, foundation crack, or faulty electrical system can quickly turn your dream home into a costly nightmare.
That’s why most buyers benefit from having a great buyer’s agent in their corner.
Your agent can help you keep things in perspective, keep you calm amidst stiff competition, and help you craft and negotiate a strong offer even if you aren’t willing to waive your rights to a home inspection.
The Takeaway:
The pressure to move fast and compete with aggressive offers has caused many buyers to feel the need to waive their home inspection contingency. But there are ways to remain competitive while still making sure your future home is safe, solid, and worth the investment. Whether it’s choosing homes with less competition, structuring inspections creatively, or working with a trusted agent who can advocate for your needs—there’s no need to compromise your peace of mind.
