Agent training for Real Estate Two70. This summarizes the form and does not replace it. The form controls. Legal questions go to the client's attorney.
0
Blanks. That is the number.
Not "the important ones." Not "the ones without a default." Zero blanks, on every page, on every contract that leaves this office.
If it applies, fill it in. If it does not apply, write N/A. Section 37 of this form says N/A is evidence that the parties considered the point and determined it does not apply. That is a decision, on the record, with both signatures under it. A blank is not a decision. It is the form deciding on your client's behalf, and the form does not decide in your client's favor.
Leave Section 44 alone and your seller has agreed the contract can be handed to a stranger. Leave the repair line in Section 19 alone and your seller has pledged exactly $0 toward repairs the lender will require before it funds. Leave the closing date in Section 40 alone and every deadline in the contract is now undefined, which is a lot of damage for one empty box.
Writing N/A takes two seconds and costs nothing. There is no prize for finishing early.
Where the answer is something other than N/A
The rule is fill it in or write N/A. The second half has five exceptions, because N/A is not a way of saying "I skipped this." Section 37 makes it an affirmative statement that the thing does not apply, so in these places it is either false or meaningless.
A blank asking for a number of days
Write the number, including when you want the printed default. A deadline cannot be "not applicable" while the duty it governs is in force, and N/A there contradicts the paragraph around it. If you want the default, write 5, or 3, or 7. There are 21 of these on the form.
A pair or group of checkboxes with no N/A box printed
Check one. Writing N/A beside a checkbox does not check a box, and on an e-signed PDF there is nowhere to put it. Where the form does print an N/A box, and it does in Sections 17, 18, 19 and 43, check that box rather than writing the letters.
The financing lines on a cash offer
Write 0. The form instructs this directly: on an all cash offer, fill 3(C) and 3(D) with zero. They are also terms in the arithmetic the form prints, so N/A breaks a sum the reviewer is going to check.
The lender required repair line in Section 19
Write a dollar figure. The printed default is $0, which is a quantity rather than an absence, so N/A asserts that lender required repairs do not apply to this deal. On any government loan that is simply not true. If the answer really is nothing, write 0 on purpose and tell the seller what they agreed to.
Signature blocks, print names, and page initials
Never N/A. An unused second buyer block is not inapplicable, it is unused. N/A on a signature line reads like someone was supposed to sign and did not. Leave the block alone, or draw one diagonal line through it and initial that.
And the one place a blank is correct
The Late Acceptance block at the bottom of page 10. It has no fillable field behind it at all, and it is a right belonging to your buyer that they exercise only if the seller accepts late. Writing N/A there disclaims something they may want. Pre filling a number presumes their answer. Leave it empty and fill it by hand if a late acceptance ever arrives.
Your dates
Business days are Monday through Friday, 8:00 a.m. to 5:00 p.m., in the time zone where the property sits. Weekends and Idaho legal holidays do not count. The day of execution does not count.
These do not start at acceptance
Nine deadlines run from an event rather than from the contract date, so nothing can compute them in advance. Write down the date the trigger actually happened, then count from there.
Holidays come from Idaho Code 73-108, with the statute's own rule applied: one falling on a Saturday is observed the preceding Friday, and one falling on a Sunday is observed the following Monday. Juneteenth is not in the statute's enumerated list, but Idaho recognizes it through the same statute's provision for days appointed by the President, so it is treated here as a legal holiday and not a business day. That provision also covers any other day the President or the Governor may appoint, which is the one thing no calculator can know ahead of time. If a deadline lands within a day or two of a proclaimed holiday, confirm it before you rely on it.
Before you send
In the order the form is filled out. These are the blanks where the printed default, or the absence of one, does real damage. They are not a substitute for the rule above. Every other blank still gets a value or N/A.
When nobody answers
Seven places where doing nothing counts as a decision. This is the one thing an agent will not discover by reading section by section, because it only shows up when you put the sections side by side.
Buyer sends no inspection notice
Deemed to have completed the inspections, assumed all liability and expense for repairs, and waived the right to terminate on that item. 12(C)(1)
Seller does not respond to the disapproved items
Deemed a response electing not to correct anything. 12(C)(3)
Buyer neither obtains a modification nor cancels
Deemed to have elected to proceed without the repairs. The test is whether the buyer obtained a modification, not whether one was being discussed. 12(C)(4)
Buyer does not object to title or the CC and Rs
Deemed to have accepted both. 11(A)
Seller does not cancel on a missing or inadequate lender confirmation
Deemed to have accepted it or waived it, and to have elected to proceed. The window runs from when the confirmation was received or was required, so it can be running on a letter that never came. 3(C)
Nobody exercises a contingency before the wall
Unconditional waiver, and all parties are deemed to have elected to proceed. 4
The one that runs the other way
If the seller accepts after the Section 49 deadline, silence from your buyer does not bind them. It means there is no contract unless they initial approval within 3 calendar days. 49, 51
Every section, explained
All 51, in order, in plain English. Written for the moment a client is on the phone asking what something means. Search below, or scroll.
Nothing matches that. Try a plainer word, like fridge, septic, deadline, or repairs.