FAQ
Form 22B vs Form 22Q: Contingent Offers Explained
Buying the next home before your current home has sold is possible in Washington, but the form structure changes how much uncertainty the seller is accepting.
Form 22B: the current home is not yet pending
NWMLS Form 22B is the Buyer's Sale of Property Contingency. It applies when the buyer's current home is not under contract, whether it is listed, about to list, or not yet on the market.
The seller commonly keeps marketing the property. If another acceptable offer arrives, Form 44 can start a negotiated bump window: the buyer must waive the sale contingency and proceed, or the agreement terminates with earnest money returned as the form provides.
Form 22Q: the current home is already pending
NWMLS Form 22Q is the Buyer's Pending Sale of Property Contingency. The buyer's home is already under contract and has a closing date, so the seller is evaluating the likelihood that the existing transaction closes rather than whether a sale will happen at all.
There is no bump clause under 22Q. A solid pending sale, reasonable downstream contingencies, and aligned closing dates make this position read much closer to a conventional financed offer.
Making the contingent offer competitive
A 22B offer is not a safe hold on a home; it is a position another buyer can challenge. Make the existing home market-ready, price competitively, use short and credible contingency windows, and keep financing, inspection, earnest money, and timing as clean as risk tolerance allows.
Moving from unlisted to listed to pending is the biggest strength lever. In a slower market contingent offers can win, but sellers will price the uncertainty into how they judge every other term.
Next Steps for Buyers
Start with the broader strategy for timing the next purchase around your current home.
Compare sale-of-home risk with the financing protection in the offer.
Keep other buyer protections intentional while structuring a contingent offer.
See when price escalation can help offset contingent-offer uncertainty.
Review the full package sellers use to judge an offer.
Common Buyer Questions
What is the difference between Form 22B and Form 22Q?
Form 22B is used when the buyer's current home is not yet under contract and can be subject to a Form 44 bump process. Form 22Q is used when that home is already pending and does not have a bump clause.
Can a contingent offer win in Washington?
Yes. It is strongest when the buyer's home is ready or pending and the rest of the offer is competitive on price, financing, timing, and contingency structure.
How does the bump clause work?
If another acceptable offer arrives under a 22B structure, the seller can deliver a Form 44 notice. The buyer then has the negotiated response period to waive the sale contingency or allow the agreement to terminate.