Should You Waive Contingencies on a New Hampshire Offer? (2026)

Quick answer: In most cases, no — you should not waive contingencies on a New Hampshire offer unless you fully understand what you are giving up. Contingencies (inspection, appraisal, financing) are the exit ramps that protect your earnest money. Waiving them can win a bidding war, but a single hidden problem can cost you tens of thousands of dollars.

Summer 2026 has been one of the busiest stretches southern New Hampshire has seen in years. According to the New Hampshire Association of Realtors, June closed with a statewide median single-family price of $575,000 and just 2.6 months of supply — and residential sales volume set an all-time record of over $1.01 billion. With homes averaging 53 days on market but the best-priced listings drawing multiple offers in a weekend, buyers are asking us the same thing every week: do I need to start waiving contingencies to compete?

What is a contingency, and which ones can you waive?

A contingency is a condition written into your purchase and sale agreement that must be met for the deal to move forward. If the condition is not met, you can typically walk away and keep your deposit. The three that matter most to New Hampshire buyers are:

• Inspection contingency — lets you inspect the home (and its well, septic, and radon levels) and renegotiate or exit if something serious turns up.
• Appraisal contingency — protects you if the home appraises for less than your offer, so you are not forced to cover the gap in cash.
• Financing (mortgage) contingency — gives you a window to secure final loan approval and recover your earnest money if underwriting falls through.

Nationally, about 81% of purchase contracts still include at least one contingency, and roughly 20% of buyers waive an inspection or appraisal to stand out, per National Association of Realtors data. Waiving contingencies is a real strategy — but it is not a small decision.

Should I waive the inspection contingency in New Hampshire?

This is the riskiest one to give up. New Hampshire's older housing stock and rural properties mean many homes rely on private wells and septic systems, and problems here are expensive. We recently had a deal where the inspection revealed the entire septic tank needed replacement — a five-figure surprise the buyer avoided only because they kept their inspection contingency. Waiving it can leave you responsible for repairs that national data pegs at an average of $11,000 or more.

If you feel you must remove this protection to win, a smarter path is an information-only or pre-offer inspection: you still hire an inspector before writing the offer, you just do not make the purchase conditional on it. You get the knowledge without the contingency that sellers dislike.

What happens to my earnest money if I waive a contingency?

Your earnest money is only fully protected by the contingencies you keep. If you waive the inspection or financing contingency and then try to walk for a reason that is no longer covered by the contract, the seller may be entitled to keep your deposit. In New Hampshire, getting that money back is not guaranteed once the relevant contingency is gone. That is exactly why we walk every client through the trade-offs before they sign. For a deeper look, see our guide to how earnest money works in New Hampshire.

When does waiving contingencies actually make sense?

Waiving contingencies makes the most sense when the specific risk is low and your finances can absorb it. A cash buyer has little reason to keep a financing contingency. A buyer with a large down payment and extra reserves can more safely waive an appraisal contingency, because they can cover a modest gap without derailing the loan. And on newer construction with clean, recent inspection records, an information-only inspection may be enough.

We see this play out at the top of the market. One of our Lakes Region listings this summer drew 15 offers and went under contract in three days — $40,000 over asking, all cash, with no contingencies at all. A Bedford listing of ours also landed multiple offers in its first week. Those winning buyers waived contingencies deliberately, with the cash and the risk tolerance to back it up — not out of panic.

How can I compete without waiving everything?

You have more tools than "keep every contingency" or "waive them all." Shorten your inspection window instead of removing it. Offer a partial appraisal-gap guarantee (you will cover up to a set dollar amount) rather than waiving the appraisal outright. Get fully underwritten pre-approval so your financing contingency is a formality, not a red flag. Increase your earnest money to show commitment while keeping your protections. A strong price and clean terms often beat a reckless waiver. If you are also selling, our home selling resources explain how listing agents actually weigh these offers, and our buyer resources walk through building a competitive offer step by step.

Related reading

• New Hampshire septic inspection: a buyer's guide
• Understanding the New Hampshire purchase and sale agreement
• Radon testing when buying a home in New Hampshire

Frequently asked questions

Is waiving contingencies common in New Hampshire right now?

It happens most on the hottest, best-priced listings that draw multiple offers, but it is far from universal. With 2.6 months of supply statewide and homes averaging 53 days on market, most 2026 New Hampshire buyers can still compete with strong terms while keeping key protections. It is a targeted tactic, not a default.

Can I waive the appraisal contingency but keep the inspection?

Yes. Contingencies are independent, so you can mix and match. Many buyers keep the inspection contingency (the biggest protection against costly surprises) while offering a limited appraisal-gap guarantee to strengthen the offer. Tailor the waiver to the risk you can actually afford.

Does waiving a contingency guarantee my offer wins?

No. Price, financing strength, closing timeline, and earnest money all matter to a seller. A fully underwritten pre-approval and a clean, well-priced offer frequently beat a lower offer that simply waives protections. It is one lever among several.

What is an information-only inspection?

It is a full home inspection you complete before or after making the offer purely for your own knowledge, without making the purchase conditional on the results. You learn what you are buying and can still back out during the window in some structures, while presenting the seller a cleaner offer than one loaded with contingencies.

Should first-time buyers ever waive contingencies?

Rarely. First-time buyers usually have tighter cash reserves and less room to absorb a low appraisal or a surprise repair. We almost always advise keeping the inspection and financing contingencies and competing on price, terms, and preparation instead.

Every offer is different, and the right amount of risk depends on your finances, the specific property, and how competitive that listing really is. The Phinney Team helps southern New Hampshire buyers write offers that win without taking on risk they will regret — reach out any time through teamphinney.com or contact us via our contact page.