At Real Estate Two70, inspection contingencies are one of the most important — and most misunderstood — phases of a real estate transaction. The Idaho REALTORS® RE-10 Inspection Contingency Notice is the form used to formally communicate a buyer’s decision after completing inspections.
This page explains what the RE-10 is, when it’s used, what each section means, and how buyers and sellers should understand their options under Idaho contracts.
The RE-10 is a legally binding notice used in Idaho real estate transactions to document how a buyer is responding to the inspection contingency in the Purchase and Sale Agreement.
It is not the inspection itself. It is the buyer’s formal response to inspections after they have had the opportunity to complete them.
Once signed by both parties, the RE-10 becomes an integral part of the Purchase and Sale Agreement. :contentReference[oaicite:1]{index=1}
The RE-10 is typically used:
If the RE-10 is not delivered on time, the buyer may lose inspection-related rights depending on the contract language.
The form is issued by the Idaho Association of REALTORS® and is intended for use by licensed real estate professionals. :contentReference[oaicite:2]{index=2}
The top portion of the RE-10 identifies:
This ties the notice directly to a specific transaction. :contentReference[oaicite:3]{index=3}
The buyer confirms they had the opportunity to complete inspections and that:
This section protects both parties by documenting how inspections were handled. :contentReference[oaicite:4]{index=4}
Under this option, the buyer:
This means the buyer is no longer relying on inspections as a basis to renegotiate or terminate. :contentReference[oaicite:5]{index=5}
This is the most commonly used option. The buyer:
The RE-10 allows the parties to agree to:
If repairs are agreed to, the buyer has the right to re-inspect only the specified items and may not unreasonably withhold acceptance. :contentReference[oaicite:6]{index=6}
The RE-10 allows buyers to specify which inspection contingencies are being addressed, including:
Addressing one inspection does not waive unrelated inspection rights. :contentReference[oaicite:7]{index=7}
If inspection results are deemed unsatisfactory, the buyer may:
This option must be exercised within the inspection contingency timeframe. :contentReference[oaicite:8]{index=8}
The RE-10:
Mistakes with the RE-10 are one of the most common sources of disputes in Idaho transactions.
At Real Estate Two70, we treat the RE-10 as a decision document, not a pressure document.
Our role is to help clients:
We encourage thoughtful review before signing — not rushed responses.
Yes. If the purchase includes an inspection contingency, a formal response is typically required.
Once signed and accepted, the RE-10 becomes binding and limits future inspection-based actions.
No. The inspection report is separate. The RE-10 communicates how the buyer is responding to it.
Yes. The RE-10 documents buyer requests; seller agreement is required for changes to be binding.