It’s Almost Impossible to Keep the Earnest Money

It’s Almost Impossible to Keep the Earnest Money

When you submit a contract on a house, you also submit what they call ‘earnest money.’ This is a deposit that is a portion of your down payment money which you will use to purchase the house. Earnest money can be as little as $500, but we have handled earnest money as much as $250,000. The money is usually held by the title company or a brokerage firm during the course of the contract. The funds are used and released at closing. In the event, that a dispute arises in the contract or buyer defaults during the contract, a seller may attempt to terminate the contract and keep the buyer’s earnest money. Most sellers feel that this is a pretty straightforward and easy process because the contract is specific and binding. While a seller may be justified in keeping a buyer’s earnest money, it is very difficult to do particularly if the buyer decides to fight you. Let’s take a look at the process and let’s assume the following scenario: Buyer was under contract with a seller and Buyer has defaulted on one or more of the provisions in the contract. Seller and Buyer terminate the contract, but Seller believes that he is entitled to keep the buyer’s earnest money, put the house back on the market, and accept another offer.

Having been through more times than I can recall, here’s how this could go:

  • Upon an agreed termination of the contract, Seller sends the Buyer a notice to demand a release of earnest money from the title company to the seller. The buyer MUST agree to forfeit the earnest money and sign the release. If they DO NOT agree to sign the form, the title company or brokerage firm cannot issue the money to the seller. The key word here is AGREE; both parties must agree that the seller can keep the earnest money. Rarely does this happen.
  • The next thing that happens after the buyer refuses to sign the release of earnest money is the seller sends the buyer a notice for arbitration as provided for in the Colorado real estate contract. Once the buyer receives the notice, the clock starts ticking, and both parties have 30 days to gather their files, their managing brokers, and get scheduled with a third party arbitrator. The problem with this is that arbitration is NON-BINDING! Even if the arbitrator rules in the seller’s favor, the buyer can still refuse to sign the earnest money release form.
  • Which brings us to the next step. If a settlement is not reached in arbitration, the parties can still negotiate a compromise outside of court. More than likely, the next step is the seller sues the buyer for the earnest money. The Colorado contract also allows the seller to sue and recover all attorney’7204466325s fees for the prevailing party.
  • Once you have decided to sue, you’ll need to hire an attorney.  Since I have been through this with clients before, I’d say that it’s very expensive, so you better make sure that it’s a significant amount of earnest money to go after. Otherwise, the attorney’s fees, court costs, time, and aggravation will far exceed the amount you win in court. In addition, depending on the amount of the earnest money, it will either be held in County Court or for larger sums, District Court. This process is not short. In most cases, earnest money suits can last six months, a year, or longer. Again, you better make sure that it’s worth it.

Who gets the earnest money?

Assuming it gets this far, a judge will decide on who is the prevailing party and award the earnest money, possibly damages (if you can show that you were damaged), and attorney’s fees. Ninety-five percent of the time, it never gets to court. The two parties begin to realize the cost, time and headache involved with no guarantee of winning. At some point, a settlement is reached out of court; not always, but most of the time.

So the next time you are selling your property and think you are protected and can always keep the buyer’s earnest money in case the deal goes sideways, remember this column. It’s difficult and rare to keep a buyer’s earnest money, particularly if they are going to fight you.

Dan Polimino is a Broker/Owner with the Colorado Dream House Team, Keller Williams Realty DTC. Contact Dan at 720-446-6325, Keller Williams Realty DTC. Follow us on TwitterLike us on FacebookWatch us on YouTubeSubscribe to Our Newsletter.

2 Thoughts on “It’s Almost Impossible to Keep the Earnest Money

  1. Jana Sheehan says:

    We are considering purchasing a home from a builder; no real estate agent involved. Home is in Pueblo West, CO. We are asking builder to “customize” home – not buying “as is”. Builder has asked us to pay $10,000 ernest money. Just need to know if this is too much ernest money based on the home being “customized”. Home is priced at $334,000.
    Please let me know.
    Jana Sheehan

    • Colorado Dream House Team coloradodreamhouse says:


      $5,000 is about right for earnest money on a house that’s $335,000. Given the fact that you are customizing the home with a home builder I am sure that builder wants a little more security to cover the custom items you are ordering. So $10,000 would not be unreasonable. The other thing to look for is that typically the builder contracts state the earnest money is non-refundable under any circumstances, so make sure your agent or attorney has carefully looked over all of the clauses and provisions in the contract. Let us know if we can help you any further and good luck with your new home.

      -Dan Polimino

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