# Contingency Removal

> Drafts residential real estate contingency removal forms that waive buyer contingencies from a purchase agreement. Handles inspection, financing, appraisal, and HOA contingencies with jurisdiction-specific compliance and earnest money forfeiture acknowledgments. Use when drafting contingency removal notices, waiver of contingencies, or notice of removal of contingencies in residential transactions.

- Skill: `thomasmoreai/contingency-removal` (Agent Skill)
- Install (CLI): `npx skillmds@latest add thomasmoreai/contingency-removal`
- Raw SKILL.md: https://api.skillmd.com/api/skills/thomasmoreai/contingency-removal/raw
- Safety review: PASS (external: skill-scanner PASS, skillspector PASS)
- Works with: Claude Code, Claude.ai, OpenAI Codex
- Category: Coding & Dev Tools
- License: Apache-2.0
- Author: ThomasMoreAI (https://skillmd.com/u/thomasmoreai)
- Updated: 2026-09-17
- Page: https://skillmd.com/skills/thomasmoreai/contingency-removal

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# Contingency Removal Form

Drafts a binding form waiving buyer's cancellation rights under specified purchase agreement contingencies, advancing the transaction toward closing.

## Required Inputs

1. **Executed purchase agreement** — contingency clauses, deadlines, section references
2. **Party names** — full legal names of all buyers/sellers exactly as in the purchase agreement
3. **Property ID** — street address, legal description, APN
4. **Contingencies to remove** — specific list with purchase agreement section references
5. **Jurisdiction** — state and county (for notarization, witness, timing rules)
6. **Supporting docs** (if available) — inspection reports, loan approval, appraisal results

## Document Structure

### Header

- Title: "Contingency Removal Form" or "Notice of Removal of Contingencies" (follow local convention)
- Execution date, county, state
- Reference to original purchase agreement (date, parties, document number)

### Party Identification

For each buyer and seller: full legal name (character-identical to purchase agreement), role, contact info, agent/attorney name and license number if represented.

### Property Description

Must match the purchase agreement exactly: street address, legal description, APN, county.

### Contingency Removal Table

| # | Contingency Type | Purchase Agreement Section | Status |
|---|---|---|---|
| 1 | General home inspection | § ___ | REMOVED |
| 2 | Financing/loan | § ___ | REMOVED |
| 3 | Appraisal | § ___ | REMOVED |

Common types: general home inspection, pest/termite, roof, financing/loan, appraisal, sale of buyer's home, HOA document review, title review.

For each removed contingency, include explicit waiver language. If some contingencies remain, list them separately marked "REMAINS IN EFFECT."

### Effective Date and Timing

- State when removal becomes binding (upon execution, delivery, or stated date)
- Confirm removal falls within purchase agreement deadlines
- Note any conditions precedent to effectiveness

### Buyer Acknowledgments

Buyer acknowledges:
1. Understands legal effect of removing contingencies
2. Had opportunity to complete inspections/investigations
3. Proceeds voluntarily with knowledge of property condition
4. Earnest money deposit may be forfeited if buyer fails to close after removal
5. Had opportunity to consult legal counsel

### Signature Block

Signature lines for all buyers, seller acknowledgment lines, printed names, and dates. Include notary block if jurisdiction requires or recommends notarization.

## Checks

- **Name/property consistency** — must be character-identical to the purchase agreement
- **Section references** — every removed contingency must cite its exact purchase agreement section
- **Deadline compliance** — verify removal is within contractual timeframes before drafting
- **Partial removal** — if only some contingencies removed, explicitly state which remain active
- **Jurisdiction variability** — check state-specific form, timing, notice, notarization, and witness requirements; terminology varies ("removal" vs. "waiver" vs. "release")
- **Earnest money** — always include forfeiture acknowledgment; this is the primary buyer risk
- **No legal advice** — draft the form but do not advise whether buyer should remove contingencies