Ask a buyer to hold a backup position

Invite a backup offer and spell out the terms of the hold. Fill in your details and copy the email or the text.

Email subject

Backup offer on [property address]

Email

Hi, The seller has accepted another offer on [property address] and would like to hold your buyer’s offer as the first backup. The seller has authorized me to share this update, and every buyer’s agent is receiving the same message. How the hold would work: - Your buyer’s offer stays on its current terms and becomes the primary contract only if the accepted contract ends. - The hold lasts until [hold end date or event]. - If the backup becomes primary, I’ll notify you in writing, and the contract deadlines start from that notice. - The terms of the hold, including whether your buyer can withdraw before then, should be written into a backup addendum signed by both parties. Please let me know whether your buyer would like to hold this position. [Your name] [Brokerage]

Text message (186 characters)

Hi, the seller accepted another offer on [property address] and would like your buyer as the first backup, held until [hold end date or event]. Interested? Details by email. -[your name]

Download all 10 templates, filled in with your details (.zip)

In a multiple-offer situation, the fastest way to lose trust is to tell one buyer’s agent something the others didn’t hear. These templates keep every message equal: each one that mentions other offers says the seller authorized the disclosure and that every buyer’s agent is getting the same information. What you may share depends on your seller’s consent and your state, so check the disclosure rules for your state first.

All templates

1. Acknowledge the first offer 2. Notify every buyer and request highest and best 3. Remind agents 24 hours before the deadline 4. Announce a new offer deadline 5. Tell the buyer’s agent their offer was accepted 6. Tell a buyer’s agent their offer wasn’t accepted7. Ask a buyer to hold a backup position8. Ask the seller what you may share about offers 9. Explain how the seller will treat an escalation clause 10. Thank every buyer’s agent after closing

How this works

Pick a template, fill in your details, and the email and text versions update as you type. Blank fields show as [placeholders] so nothing goes out half-filled.

Templates that mention other offers always include a line saying the seller authorized the disclosure and that every buyer’s agent is getting the same information. If you choose a state, the disclosure options follow its rules: in Wisconsin, for example, you can share only that offers exist and how many, and in North Carolina you’ll be reminded to get the offering buyer’s permission before sharing a price.

Questions

What should a backup offer request say?

The backup position, how long the hold lasts, how the buyer will be told if the offer becomes primary, and when deadlines start. Put the terms in a backup addendum both parties sign.

Can I edit the templates?

Yes. Fill in the form, copy the text, and change anything you like before sending. Keep the line saying the seller authorized the disclosure in any message that mentions other offers.

Why is there a text-message version?

Many buyer’s agents read texts first. The text version gives the same information in two text messages or fewer, with plain characters so it isn’t split into extra messages.

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