Buying in Tiburon often means competing for standout homes while trying to protect your deposit and peace of mind. You have likely heard about “waiving contingencies” to win, yet you also want room to investigate condition, financing, and value. The good news: with a smart contingency plan tailored to Marin, you can stay competitive without taking on unnecessary risk. This guide breaks down what each contingency does, local timelines that sellers expect, and practical strategies you can use right now. Let’s dive in.
Contingencies explained
Contingencies are contract protections that must be satisfied before you are obligated to close. They give you time to confirm the property’s condition, finalize your loan, and verify value. In Tiburon’s low‑inventory market, shorter or fewer contingencies can strengthen your offer, but they also increase your exposure if issues arise.
Inspection contingency
An inspection contingency lets you investigate the property’s physical condition and cancel or renegotiate if needed. You can order a general home inspection plus specialists for roof, pest, sewer or septic, structural, and more. In competitive Bay Area offers, you often see inspection periods in the 7 to 17 day range after acceptance. Your options include requesting repairs, asking for a credit, accepting the property as is, or cancelling within the contingency window and recovering your earnest money.
In Tiburon, older and luxury homes can hide complex systems. Sea air can corrode mechanicals, drainage can be a factor on hillside lots, and waterfront properties may require bulkhead or seawall evaluation. Prioritize wood‑destroying pest inspections and consider drainage, erosion, sewer lateral or septic, roof, and shoreline elements where relevant.
Loan contingency
A loan contingency protects you if you cannot obtain the mortgage described in your purchase agreement. You are expected to apply promptly and cooperate with your lender. Typical loan contingency periods run about 21 to 30 days, although buyers sometimes shorten this to compete. If you remove the contingency and financing falls through later for reasons not covered, you risk your deposit, so keep lender communication timely and documented.
Appraisal contingency
Appraisals are usually required by lenders to confirm the property’s value. An appraisal contingency lets you cancel or renegotiate if value comes in below the purchase price. In hot Tiburon scenarios, some buyers use an appraisal gap clause, agreeing to cover a shortfall up to a set dollar amount, or pursue an appraisal waiver if the financing program allows. These tactics can strengthen your offer but increase potential cash requirements.
Sale‑of‑home contingency
A sale‑of‑home contingency makes your purchase dependent on selling your current home. Tiburon sellers often prefer offers without this condition. If a seller accepts it, expect strict timelines, proof that your home is listed and actively marketed, and possibly a kick‑out clause that lets the seller keep showing the home and accept backups. Alternatives include bridge financing, a rentback, or temporary housing while you sell.
Other useful protections
- Title review and vesting, plus resolution of survey or easement issues
- HOA document review for condos or townhomes
- Insurance review for hazard, flood, or earthquake availability and cost, which can affect financing
- As‑is language, which limits repair demands but does not remove the seller’s duty to disclose known material facts
California disclosures and your rights
California requires significant seller disclosures. You will receive a Transfer Disclosure Statement that covers known material facts and a Natural Hazard Disclosure that flags items like flood, seismic, or fire zones. In Marin’s coastal and hillside areas, NHD items can be especially meaningful. Even with an as‑is sale, your inspection contingency still gives you the right to cancel within the agreed period if you are not satisfied with condition.
Contingencies must be removed in writing. When you remove a contingency, you are committing to close. If you later cancel for a reason covered by a removed contingency, you may forfeit your earnest money. Talk with your agent about timing, documents, and any remaining risks before you remove protections.
Typical Tiburon timelines
Actual time frames are negotiable and contract specific, but these windows are common in Marin offers:
- Day 0: Offer accepted and escrow opens
- Days 0 to 3: Deposit earnest money
- Days 0 to 7–17: Inspection period and specialist inspections as needed
- Days 0 to 21–30: Loan contingency window and appraisal completion during underwriting
- By the contingency deadlines: Remove contingencies in writing, or negotiate repairs or credits and amend the contract
Negotiation trade‑offs to weigh
- Shorter timelines vs thorough due diligence: Shorter inspection or loan windows can help you compete, but you will have less time to uncover defects or finalize underwriting.
- Waive or limit appraisal vs cover a gap: Waiving the appraisal contingency or adding a gap guarantee can reduce seller uncertainty, yet it increases your potential cash outlay if the appraisal is low.
- Bigger deposit vs more protections: A larger earnest money deposit can offset seller worries about contingencies, but it is at risk if you cancel outside your protections.
- Sale‑of‑home terms vs flexibility: If you need a sale contingency, expect tight milestones or a seller kick‑out. Prepare alternatives so you can pivot quickly.
Tiburon inspection priorities
Use your inspection period to focus on local risk areas. Consider:
- Wood‑destroying pest and termite inspection
- Roof, drainage, and foundation for hillside or older homes
- Sewer lateral or septic system evaluation
- Mechanical systems exposed to salt air, including HVAC and exterior metal components
- Shoreline and bulkhead or seawall condition on waterfront properties
- Geological or landslide review for steep lots
Smart strategies by buyer profile
First‑time Tiburon buyer using financing
- Before offering: Secure a fully underwritten pre‑approval and assemble proof of funds for down payment, closing costs, and a potential appraisal gap.
- In the offer: Aim for a focused 7 to 10 day inspection window, a 21 to 25 day loan contingency if your lender can support it, and consider a capped appraisal gap to limit exposure.
- After acceptance: Order priority inspections immediately and keep daily contact with your lender so you can remove contingencies on time with confidence.
Move‑up buyer with a home to sell
- Before offering: Prepare your current home for market and explore bridge financing or a rentback to avoid a strict sale‑of‑home contingency.
- In the offer: If a sale contingency is necessary, present tight timelines, evidence of listing status, and be open to a seller kick‑out clause. A larger deposit or price can help balance perceived risk.
- After acceptance: Execute your sale milestones aggressively, and keep a backup plan ready in case your sale timing shifts.
Waterfront or custom property buyer
- Before offering: Line up specialist inspectors for shoreline structures, drainage, and corrosion‑prone systems.
- In the offer: Keep enough inspection time to complete the specialty scopes. If you shorten timing to compete, pre‑schedule inspectors to hit the ground running.
- After acceptance: Prioritize bulkhead or seawall assessment, sewer or septic checks, and roof and envelope condition so you have clarity before contingency removal.
Risk management checklist
- Get a fully underwritten pre‑approval and include it with your offer
- Decide your earnest money amount based on true risk tolerance
- Pre‑book priority inspectors for the first few days of escrow
- Set realistic inspection and loan timelines you can meet
- Consider a capped appraisal gap to limit cash exposure
- If dependent on a sale, prepare a bridge option or rentback path
- Keep lender and inspector communication daily until contingencies are removed
How Tiburon’s market shapes your plan
Tiburon and nearby Marin neighborhoods often see multiple offers due to low inventory and strong demand. Luxury and older custom homes can carry more complex inspection needs. In tighter months, buyers commonly shorten inspection windows and fine tune appraisal language to reassure sellers. Conditions change seasonally and by micro‑market, so adjust your approach as the local picture shifts.
Putting it all together
Your goal is simple: write a strong offer that gives you enough time to verify condition, financing, and value. Start by clarifying which risks matter most for the specific property, then set timelines you can actually meet. Use focused inspections, daily lender coordination, and clear appraisal terms to compete without overexposing your deposit.
If you want a tailored contingency strategy for Tiburon or greater Marin, reach out to schedule a private consultation with Sherry Ramzi. You will get senior‑level guidance, local specialist access, and a plan that fits your risk tolerance and the current market.
FAQs
What are the main homebuying contingencies in Tiburon?
- The most common are inspection, loan, and appraisal, with sale‑of‑home, title, HOA review, and insurance review also used based on property type and financing.
How long is a typical inspection contingency in Marin?
- In competitive Bay Area markets, buyers often set inspection periods between about 7 and 17 days after acceptance, depending on property complexity and scheduling.
Can I waive the appraisal contingency and still be safe?
- You can waive it but that increases cash exposure if the appraisal is low; many buyers use a capped appraisal gap to balance competitiveness and risk.
What happens if my loan is not approved on time?
- If the loan contingency is still in place, you can typically cancel and recover your deposit; if removed, a failed loan may put your earnest money at risk.
Do as‑is offers remove my right to inspect?
- No. As‑is limits repair obligations for the seller, but you can still inspect and cancel within your inspection contingency period if you are not satisfied.
Will sellers accept a sale‑of‑home contingency in Tiburon?
- Sometimes, but sellers often prefer offers without it; if accepted, expect tight milestones and possibly a seller kick‑out clause that allows continued marketing.
Which inspections should I prioritize for Tiburon homes?
- Focus on wood‑destroying pest, roof, drainage and foundation, sewer lateral or septic, and on waterfront properties evaluate shoreline structures and corrosion risks.
