It's no secret that "it takes a savvy shopper to beat out investors and cash buyers." And in today's competitive market, knowing how to negotiate creatively—without sacrificing your protections—can make all the difference.
Don’t Waive Contingencies—Expand Them
I don’t recommend waiving contingencies, especially if this is your primary residence and you’re a little cash-strapped. But here’s the thing: buyers don’t always have to waive them—they may be able to extend them instead.
The key? Find out what the seller really wants. Do they need extra time in the home? Is a quick closing more important than the highest offer? Negotiating on terms like the closing date, rent-back agreements, or other flexible contract points can be a winning strategy—sometimes even more valuable than just upping your price.
I Repeat: If You're the Buyer, Don’t Waive Your Rights—Expand Them
Instead of waiving your inspection period or other crucial protections, focus on negotiable contract points that don’t put you at risk. For example:
Sales price – Can you meet in the middle?
Closing date / Rent-back agreement – Does the seller need more time?
Earnest Money Deposit – Offer more (it’s credited back at closing if you follow through).
Repair Requests vs. Cash Credits – Seller may fix issues or offer a credit instead.
Home Warranty – Seller may cover the first year.
HOA Fees / Prepaid Utilities – Seller may cover a portion.
Personal Property & Appliances – Furniture, window treatments, or outdoor equipment can be negotiated.
What You Should Never Waive
Inspection Contingency – Use findings to negotiate repairs, credits, or price adjustments.
Appraisal Gap Coverage – Seller may lower the price if the appraisal comes in low.
Financing Contingency – Adjust the timeframe to secure your loan.
Home Sale Contingency – If you need to sell your current home first.
A Note on "Love Letters"
If you feel compelled to write a personal letter to the seller, avoid referencing any Fair Housing-protected classes (race, religion, familial status, etc.). Instead, find common ground in neutral details—like sports memorabilia (e.g., "I grew up watching the Braves too!") or alumni connections. Keep it light, relatable, and never creepy.
Final Thought
In 2025’s market, the most successful buyers won’t just throw money at the problem—they’ll outmaneuver the competition by negotiating smarter. So before you waive anything, ask: "What else can I offer that costs me little but means a lot to the seller?" That’s the real cheat code.
Sound off - I would love to hear from you! Give me a shout on Instagram and YouTube. Or, get your "training on" with these on-demand classes. Here's to your success! #LearnWithDrLee
Have you ever needed the “Cliff Notes” version of fair housing? Well, move over Spark Notes!
“Interesting approach on the topic of fair housing that I have not seen offered to Realtors.” --Maria, Broker/Owner, REALTOR®
“I have the Realtor GRI designation and they should make this part of that designation. This is THAT good. THANKS, Dr. Lee!” --Michael, Broker/Owner, REALTOR®
Hurry, download (and share with others) today while complimentary supplies last!
Transform your real estate sales game plan with our latest tools for your business, PROFIT WITH YOUR PERSONALITY and the classic workbook PLAN TO WIN! Get your copies today!
