Home purchase agreement analyzer
Don't sign blind.
Closing on a home? The purchase agreement decides what happens if the inspection turns up issues, the appraisal comes in low, or financing falls through. Dang flags contingency timelines, earnest money exposure, default remedies, and pre-1978 lead paint disclosure.
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What Dang checks for
Dang reviews the clauses in your document and explains the findings in plain English. The clauses that decide downside risk:
- Inspection contingency. Flagged when missing or under 7 days. Buyer should have time to schedule and complete a thorough inspection.
- Financing contingency. Flagged when missing or commitment timeline is unrealistically short.
- Appraisal contingency. Flagged when missing. Buyer needs an exit if the property appraises below purchase price.
- Title contingency. Flagged when missing. Title insurance is not the same as a contingency.
- Earnest money exposure. Flagged when above 5% of purchase price with weak refund language.
- Default remedies. Flagged when buyer-default clause permits seller to keep earnest money AND pursue specific performance.
- As-is condition. Flagged when seller is not required to make any repairs and disclaims warranties.
- HOA disclosure. Flagged when HOA exists; restrictions and dues need close review.
- Lead paint disclosure (pre-1978). Federal requirement. 42 U.S.C. § 4852d.
- Solar lease attached. A transferable solar lease with years of remaining payments.
- Closing cost allocation. Flagged when buyer bears all closing costs.
- Personal property exclusions. Fixtures, appliances, or features excluded from the sale.
State variation matters
Disclosure regimes and seller-buyer remedy presumptions vary by state. The federal lead paint requirement applies uniformly:
- Federal lead paint disclosure applies to all housing built before 1978 under 42 U.S.C. § 4852d. EPA pamphlet and signed disclosure form are required.
- Seller disclosure forms are state-specific. Most states require a seller property disclosure listing known defects.
- Default remedies default to forfeiture of earnest money in many states, but specific-performance availability varies.
Sample preview
Property sold "as-is" with seller disclaiming warranties. Buyer accepts the property in its current condition.
Buyer default permits seller to keep earnest money AND pursue specific performance. Worth narrowing to one remedy.
5-day inspection window. Often too short for a thorough inspection in busy markets.
What to ask before signing
- Are inspection, financing, and appraisal contingencies all present with realistic timelines?
- How much earnest money is at risk, and what are the refund triggers?
- What are seller's default remedies if I cannot close?
- Is the property "as-is", and what disclosures has the seller made?
- Is there an HOA, and what are dues, restrictions, and special assessments?
- For pre-1978 housing, did I receive the lead paint disclosure?
Frequently asked questions
What is a contingency?
A condition that allows the buyer to terminate the contract and recover earnest money if a specific event occurs (e.g., inspection issues, appraisal below price, financing denial). Missing contingencies shift risk to the buyer.
What is "specific performance"?
A remedy where a court orders one party to complete the contract. In a home purchase context, seller-side specific performance against a defaulting buyer can compel the buyer to close.
Is lead paint disclosure required?
Yes for housing built before 1978. Federal law requires the EPA pamphlet and a signed disclosure. 42 USC § 4852d.
What does the analyzer cost?
Contract analysis is temporarily unavailable while we upgrade the review engine.
Sources & further reading
- 42 U.S.C. § 4852d · Federal lead paint disclosure (EPA)
- NAR · consumer guide to contract contingencies
No account required · File deleted after analysis · Not legal advice. Dang reports contract findings in plain English. For consequential decisions, consult a licensed attorney in your state.