Buying and selling at the same time is common in the Tri-Cities. It is also one of the most strategic parts of a Washington real estate transaction.
When a buyer needs to sell their current home in order to purchase the next one, Northwest MLS Form 22B governs how that process works.
This guide explains what the form does, how bump notices function, what risks are real, what concerns are often overstated, and how both buyers and sellers evaluate these offers in everyday practice.
Home sale contingencies are not unusual. They close successfully every day. But they do involve timing, coordination, and clear communication. Understanding those pieces reduces stress and keeps expectations realistic.
What Form 22B Does
Form 22B makes a purchase contingent on the buyer selling their current home.
All timelines and conditions within Form 22B are negotiable unless the parties leave them blank, in which case the default terms apply.
The Contingency Period
If left blank, the form defaults to 45 days after mutual acceptance for the buyer to sell their home.
For purposes of this addendum, “sold” does not mean closed. It means the buyer has entered into a valid and enforceable purchase and sale agreement on their property.
That distinction is important. A buyer does not have to complete the sale before moving forward, but they must be under contract within the agreed period.
The Listing Requirement
Form 22B sets a deadline for when the buyer’s property must be listed on the MLS.
If the parties do not fill in a different timeline, the form defaults to requiring the buyer to list their property within 5 days after mutual acceptance.
If the buyer fails to list within the agreed timeframe, the home sale contingency and all other contingencies in the agreement are deemed waived. That includes inspection and financing protections.
This structure prevents a property from being tied up without the buyer actively marketing their home.
The List Price Cap in the 2026 Revision
The current revision of Form 22B allows a seller to require that the buyer’s home not be listed above a specific price.
This adds structure that did not previously exist. It allows a seller to ensure the buyer’s home is priced within a realistic range and not placed on the market at a number that could unnecessarily delay the process.
Like the other terms in Form 22B, this provision is negotiable.
How the Bump Period Works
When a seller accepts a contingent offer, the property typically remains on the market in contingent status.
If another buyer submits an acceptable offer, the seller may issue a bump notice.
If that happens, the first buyer has a specified number of days to respond using the proper form. The buyer may:
- Satisfy the contingency by providing a signed purchase and sale agreement for their home that meets the timing requirements.
- Allow the agreement to terminate, in which case the buyer is entitled to an earnest money refund.
- Waive the contingency and proceed without selling.
To be effective, the buyer’s response must be delivered within the bump period using the required notice form. If the buyer is satisfying the contingency, the response must include what the form requires to show the contingency has been met.
A key point that many buyers miss is that the bump risk is not indefinite. Once the buyer satisfies the home sale contingency by getting their home under contract and delivering the required notice, the transaction typically shifts out of bumpable status unless that buyer’s contract later fails and the contingency is reinstated.
To be effective, the buyer’s response must be delivered within the bump period using the required notice form. If the buyer is satisfying the contingency, the response must also include what the form requires to show the contingency has been met.
If left blank, the default bump period is 5 days. In practice, the bump period is often negotiated shorter in order to make the offer more attractive to a seller. Two or three days is common in many transactions.
There is no universal number that fits every situation. It is a negotiation decision based on market conditions, seller comfort, and buyer flexibility.
What Happens If You Remove the Sale Contingency
If a buyer waives the home sale contingency, all other contingencies in the agreement are waived as well. That includes inspection and financing protections.
Closing then becomes 30 days from the date of waiver.
Most contingent buyers cannot proceed without selling. A smaller percentage are able to move forward using bridge financing, family assistance, or other resources.
Waiving the contingency is not common, but it does happen. It should be done with full understanding of how the paperwork changes and what protections are being removed.
What Sellers Should Know About the Second Buyer Process
When a seller accepts a second offer while the first buyer is contingent, the second buyer addendum governs how that process unfolds.
Importantly, a bump notice does not have to be delivered immediately.
A seller may require the second buyer to waive or satisfy certain contingencies first, such as inspection approval, review of seller disclosures, or financing approval.
This sequencing matters.
If a seller bumps the first buyer before the second buyer has worked through inspection or financing, the second buyer may later attempt to renegotiate, usually based on inspection findings. This is one reason sellers often require key items to be addressed before issuing the bump notice.
By requiring key items to be addressed before issuing the bump notice, the seller gains a clearer picture of the second buyer’s commitment and reduces the chance of major surprises after the first buyer is removed.
This approach is not about creating pressure. It is about structuring the process thoughtfully so everyone understands where they stand.
How the Timeline Moves After Mutual Acceptance
Once a contingent offer is accepted, the transaction begins moving on several tracks at the same time. The home sale contingency is only one part of the overall process.
Inspection and financing timelines may begin immediately, depending on how the paperwork is structured.
Inspection Timing
In most Northwest MLS agreements, the inspection period starts at mutual acceptance and typically defaults to 10 days unless negotiated otherwise.
During that time, the buyer may:
- Schedule and complete the home inspection
- Review the inspection report
- Approve the inspection as written
- Negotiate repairs or credits
- Or terminate the agreement based on the inspection
All of this occurs while the buyer’s current home is being prepared, listed, and marketed.
Inspection costs are one of the few upfront expenses a contingent buyer may incur before knowing whether their home will sell. If a bump notice is delivered and the agreement terminates, inspection fees are not refunded.
The important point is that the inspection timeline does not wait for the home sale contingency to be satisfied.
Loan Application Timing Under Form 22B
Form 22B provides two options for when the buyer must make formal loan application. The deadline can be tied either to mutual acceptance or to the date the home sale contingency is satisfied.
In practice, many transactions require the buyer to make formal loan application within five days of mutual acceptance.
This approach keeps the financing process moving forward early and reduces the chance of surprises later in the transaction.
However, the timing of loan application is negotiable. The paperwork allows the parties to decide which structure makes the most sense for their situation.
The overall takeaway is that a home sale contingency adds coordination, but it does not automatically delay other parts of the transaction. Multiple timelines may move forward at the same time.
What If Your Buyer’s Home Sale Falls Apart?
A home sale contingency assumes the buyer’s current property will close successfully. Form 22B also explains what happens if it does not.
If the buyer’s property goes under contract but later fails to close through no fault of the buyer, the outcome depends on timing.
If the failure occurs before the contingency period expires, the contingency is reinstated and remains in place until the original contingency deadline. In practical terms, the buyer has the opportunity to secure a new buyer for their home within the remaining time.
During that reinstated period, the buyer remains subject to the same bump provisions as before. The property they are purchasing can still be bumped if the seller accepts another offer.
Once the buyer secures a new purchase and sale agreement for their home that meets the timing requirements, the contingency is satisfied again. At that point, the buyer is no longer bumpable unless that new contract later fails and the contingency reinstates.
In most cases, once the seller receives notice that the contingency is satisfied, the listing status is updated from a bumpable contingent status to a standard pending status.
If the failure occurs after the contingency period has expired, the agreement will terminate unless the buyer chooses to waive the contingency and proceed.
This structure is intentional. The contingency period is not simply a deadline. It is a defined window of time that accounts for the reality that real estate transactions do not always close on the first attempt.
In practice, transactions are sometimes preserved because of this reinstatement provision. A first buyer may fall apart, a second buyer is secured quickly, and the purchase continues.
The key is understanding where you are within the contingency timeline and responding promptly using the proper notice forms.
How Sellers Evaluate a Contingent Offer in the Tri-Cities
When a seller receives an offer that includes Form 22B, the decision is rarely about one single term. It is about the overall picture.
A contingent offer is not automatically weak, and it is not automatically strong. Sellers evaluate it in context.
Several practical questions usually guide that evaluation.
Is the Buyer’s Home Likely to Sell in a Reasonable Timeframe?
Sellers want to understand whether the buyer’s property is realistically positioned to sell.
That evaluation often includes:
- The neighborhood and price range
- Current market conditions
- The proposed list price
- The required listing timeline
- Whether a price cap has been included
In many cases, sellers also compare the marketability of the buyer’s home to their own.
If the buyer’s property is in a price range that moves quickly and the seller’s home is more unique or specialized, the contingent offer may feel more workable.
If the opposite is true, the seller may weigh the decision differently.
This is not about predicting certainty. It is about assessing relative likelihood.
Are the Overall Terms Worth the Added Coordination?
Price and net proceeds still matter.
A contingent offer may be attractive if the price, financing strength, and other terms are solid.
In some cases, a strong contingent offer compares favorably to a weaker non-contingent offer.
Each situation is different.
How Contingent Status Affects Exposure
Once a home moves from active to contingent status, showing activity typically decreases.
Buyers searching on third-party websites may assume the property is no longer available, even though it may still be subject to a bump provision.
This reduction in visibility is part of the seller’s calculation. Accepting a contingent offer can narrow the active buyer pool during that period, even though showings are still allowed.
It Is Often a Case-by-Case Decision
Many sellers begin by saying they prefer not to accept contingent offers. Sometimes that remains the final decision. Other times, once the full terms are reviewed, a contingent offer makes sense.
Property type, inventory levels, buyer demand, and timing all influence the outcome.
Viewed this way, the decision becomes less about fear and more about balance. Sellers are weighing potential reward against realistic timing and exposure.
Sell First or Buy First? Understanding the Tradeoffs
For many homeowners, the key question is timing.
Do you list your current home first and wait for it to sell, or do you secure the next home and then list under a home sale contingency?
Both approaches are used successfully. Each has advantages and limitations.
Listing First Before Writing an Offer
Simply listing your home does not automatically remove the need for Form 22B.
If you have listed but have not yet gone under contract, and you require the proceeds from your sale in order to purchase, your offer will typically include a home sale contingency.
However, some buyers have the financial flexibility to proceed without making their purchase contingent. In those cases, listing first may still strengthen their position, even if they are not dependent on the sale to move forward.
Listing first can demonstrate preparation. It shows the seller your home is market-ready. It may shorten the time between mutual acceptance and securing a buyer.
This approach is most common when the replacement home type is widely available and there is no urgency to secure a specific property.
Going Under Contract Before Buying
There is an important distinction between being listed and being under contract.
If your home is already under contract with a buyer, the contingency structure changes. Instead of being contingent on finding a buyer, the purchase becomes contingent on the successful closing of a pending sale.
For many sellers, that removes the largest unknown. The focus shifts from “Will the home sell?” to “Will the existing contract close?”
These situations are often viewed differently in negotiations because the risk profile is narrower and easier to evaluate.
This structure does not involve Form 22B. It is governed by different provisions in the Northwest MLS paperwork.
Securing the Purchase First Under Form 22B
When the next home is unique or rarely available, some buyers choose to secure the purchase first and then list within the negotiated timeline.
This approach requires:
- Realistic pricing
- Quick preparation
- Immediate coordination with lenders
- Comfort with overlapping timelines
It works well when the replacement property may not be easily replicated.
Choosing the Right Sequence
In practice, most buyers prefer to remove as much uncertainty as possible. If it is practical to have their home under contract before purchasing, many will lean in that direction.
However, not every situation allows for that flexibility.
Inventory availability, property uniqueness, financial structure, and personal tolerance for layered timelines all influence the decision.
The goal is not to avoid Form 22B at all costs. It is to use it intentionally when the situation calls for it.
Showing Activity During a Contingent Period
When a seller accepts a contingent offer, the property does not disappear from the market. It remains available for showings.
However, visibility often changes.
Once a listing moves from active to contingent status, showing requests typically decline. Some third-party websites clearly label contingent properties. Others display them less prominently. Many buyers assume a contingent home is no longer available and move on.
In PACMLS, which is our local Tri-Cities multiple listing service, a bump period must be entered when a property is marked Active Under Contract with bump.
That bump timeframe is displayed within the MLS details, allowing buyer’s agents to see how long the response window is before contacting the listing agent.
This helps set expectations for anyone considering writing a secondary offer.
In practice, overall traffic usually decreases once a home is contingent. Serious buyers and informed agents continue to monitor these properties, especially when a short bump period is in place, but casual interest narrows.
This reality influences how sellers structure bump timelines. A shorter bump period can preserve momentum with a second buyer because it provides a defined decision window rather than leaving another buyer waiting.
Showings continue. Offers are still possible. The pool is simply smaller during that phase.
Understanding this shift in exposure helps both buyers and sellers set realistic expectations while the contingency is in place.
Frequently Asked Questions
Do I Have to List My Home Before Writing a Contingent Offer?
No. Form 22B does not require that your home be listed before submitting an offer.
However, once your contingent offer is accepted, the form requires that your property be listed within a specified number of days. If that field is left blank, it defaults to five days after mutual acceptance.
Listing within that timeframe is not optional. If the property is not listed as required, the home sale contingency and other contingencies in the agreement are deemed waived.
In practice, many buyers prepare their home in advance so it can be listed immediately if their offer is accepted. This reduces delays and demonstrates seriousness to the seller.
Whether to list before writing an offer depends on your financial flexibility, the availability of the home you are trying to purchase, and your overall timing strategy.
Does Receiving a Bump Notice Automatically Terminate My Contract?
No.
A bump notice does not automatically end the agreement. It starts a response period.
During that timeframe, the buyer may:
- Satisfy the home sale contingency by providing a valid purchase and sale agreement for their home
- Waive the contingency and proceed
- Or allow the agreement to terminate
If the buyer does not respond within the allowed timeframe, the agreement terminates.
If the buyer responds properly and satisfies or waives the contingency, the transaction continues.
A bump notice creates a decision window. It does not automatically cancel the purchase.
What Happens to My Earnest Money If I Am Bumped?
If a buyer receives a bump notice and allows the agreement to terminate, the buyer is entitled to a refund of their earnest money under the terms of Form 22B.
The form states that if the buyer does not timely waive or satisfy the home sale contingency during the bump period, the agreement terminates and the earnest money is to be refunded to the buyer.
In practice, the earnest money is released through standard closing procedures, which typically require mutual written authorization directing the holder of the funds.
Is a Contingent Home Still Worth Looking At?
Yes, in many situations it is.
A home marked Active Under Contract with bump remains available for showings and can accept a secondary offer.
If a second offer is accepted and a bump notice is issued, the first buyer must respond within the stated timeframe. If the first buyer does not waive or satisfy their contingency in time, the agreement terminates and the second offer moves into first position.
In the Tri-Cities, it is common for buyers to pursue properties that are contingent with bump provisions, particularly when the bump period is short.
While many contingent transactions proceed to closing without interruption, some do not. A buyer who is willing to act within the bump timeline can sometimes secure a property that initially appeared unavailable.
If a property fits your needs, it can be worthwhile to confirm the bump timeframe and any key terms that would apply to an offer rather than assuming the opportunity has passed.
How Long Is a Typical Bump Period in the Tri-Cities?
Form 22B defaults to a five-day bump period if the field is left blank. However, the bump timeline is negotiable.
In the Tri-Cities, bump periods are often shortened during negotiations. Two or three days is common when both parties are trying to balance flexibility with momentum.
For sellers, a shorter bump period can help maintain interest from a secondary buyer who is waiting for a decision. For buyers, a slightly longer period may provide more time to secure a contract on their home or evaluate options.
There is no universal number that applies to every transaction. The appropriate bump period depends on market conditions, property type, and the overall structure of the deal.
The key is understanding that the bump timeline is not fixed. It is a negotiated term designed to create a clear decision window.
What Happens If I Miss a Notice Deadline?
Under Form 22B, certain timelines require written notice.
If a buyer receives a bump notice and does not respond within the stated timeframe, the agreement terminates and the buyer is entitled to a refund of their earnest money under the terms of the form.
If the buyer satisfies the home sale contingency by securing a purchase and sale agreement on their property, written notice must also be delivered within the timeframe required by the form.
Other deadlines, such as the requirement to list the property within the agreed period, may result in the home sale contingency and other contingencies being deemed waived if not completed as required.
The form is specific about what happens in each situation. For that reason, it is important that required notices are delivered on time and in the manner described in the paperwork.
When Does the Purchase Actually Close Under a Home Sale Contingency?
When an offer is written subject to Form 22B, the closing date is not set in the same way as a typical purchase.
Form 22B provides that closing of the purchase will occur three days after the closing of the buyer’s contingent property, unless the parties agree otherwise.
Because of that language, a fixed calendar date is not inserted in the standard closing paragraph of the purchase and sale agreement. The timing is instead governed by the terms of Form 22B.
In real-world practice, many contingent transactions close simultaneously. When the buyer’s home closes and the proceeds are available, the purchase of the next home often closes the same day or shortly thereafter.
If the parties prefer a different structure, they may agree to it in writing. Otherwise, the three-day provision in Form 22B applies by default.
The key is understanding that the closing date under a home sale contingency is tied to the buyer’s sale, not to a pre-selected calendar date.
How Often Do Contingent Buyers Get Bumped?
There is no formal database that tracks how often contingent buyers are bumped. Each transaction is unique.
In local practice, most contingent transactions close successfully. However, bumps are part of how the process works.
Based on experience in the Tri-Cities, it is reasonable to expect that roughly one out of four contingent buyers may receive a bump notice at some point. The actual number varies depending on inventory levels, price range, and property type.
Receiving a bump notice does not automatically end the agreement. It creates a decision window.
Many buyers move forward with a contingent offer fully aware that a bump is possible. When the structure makes sense and the timing is realistic, the risk can be acceptable.
Final Thoughts on Using Form 22B
Home sale contingencies are not unusual in Washington real estate. They are one way to coordinate two transactions that depend on each other.
Form 22B creates structure around that coordination. It defines timelines, decision windows, and what happens if circumstances change.
When understood clearly, a home sale contingency is a structured and negotiable framework.
For some buyers and sellers, that structure fits well. For others, listing first or going under contract before purchasing may be the better path.
The key is not avoiding contingencies. It is understanding how they function and choosing the approach that aligns with your timing, financial position, and the type of property involved.
For a broader look at how contingencies interact with inspections, financing, and overall transaction flow, see our guides on the home inspection contingency and the Tri-Cities buying and selling process.