KeptTools
Home inspection deadline calculator
Your purchase contract sets the inspection period's length and how days are counted, calendar or business days, and whether the effective date itself counts as day one. Enter what your contract says below and this calculator does the arithmetic: the deadline date, the day of the week, and how many days are left. If you're not sure which rule applies, your buyer's agent can confirm it from the contract.
What counts as a day?
Most contracts count every calendar day, including weekends, unless the contract says "business days." Business days usually exclude Saturdays, Sundays, and federal holidays. The contract's own wording controls, not a general rule, so check the inspection clause for the word "business" or "calendar" before you count.
What happens if the deadline lands on a weekend?
Some contracts roll a deadline that falls on a weekend or federal holiday forward to the next business day; others do not, and the deadline stands. This calculator shows both outcomes with the roll toggle. Ask your buyer's agent whether your contract includes a roll-forward clause before you rely on either date.
Why does the effective date matter?
The effective date is day zero or day one depending on the contract, and that single choice can shift the deadline by a full day. Contracts state which convention applies in the inspection or dates section. Confirm it with your buyer's agent, then set the toggle above to match.