The minute the clock runs on that.  Our contract dictates that if do nothing ... it is presumed to be okay.  Time is of the essence.  Therefore, my actions are dictated by the contract and the direction the sellers want me to take.  

I do not screw around with these matters.  I recently sent a notice to the seller to perform. There were major issues with HOA docs and a cloud on title. My emails were ignored. I sent the Notice. Listing agent finally responds with a dumb-as comment about ... no need to threaten the sellers.  Really?  We just need you all to get off your duffs and do your job. The notice did just that!!!

30 seconds after they were to comply. This isn't grade school, this is business & we should treat it as such.

I'm not an agent, but I've seen enough people trying to hide things over the years to know the correct answer should be 'immediately'....trust the excuse, but certainly verify.

Time is of the essence, and silence deems consent. So the cure notice has to follow the breach hot on its heels.

It would depend on the contingencie.  And I would advise my seller not to sign anything until the buyer has signed it first.

I don't send notices I CALL!

Some agents it's just a friendly call.

Some I do so at 5PM the due date.

Others, I serve 2 days in advance so they have no time to spare.

It comes down to who's on the other side, the pro, the schmo or the bozo.

Drafting one right now.  Even though the transaction has gone smooth you still need to protect the client.  Our contract has a "time is of the essence clause" so anytime a date is missed a notice must be sent.  It is just part of the protocol.

As the old saying goes "the road to hell is paved with good intentions".

It's not been an issue yet but I certainly would if there was no extension requested. I find good communication with the other side helps, but dates, and actions consistent with the contractg are essential.

all parties have attorneys.... we don't interfere with that... the attorneys handle it with each other....

It depends on the individual transaction and the conversation I have with my client.  I advise and the client chooses.  

The agent cannot force the buyer to sign off on contingencies.

Usually, the moment it is getting close. But it is case by case, I'd talk to another agent first. In the situation when you do not have any other offers and not sure if you get someone else fast, it can be easier to give them a few days to get through( my main delay is a loan contingency). 

I admit I am not quick and will call, text and email several times first. I treat that as an almost last resort which it shouldn't be.

We set short deadlines and they expire if not signed off on.

Absolutely fast but I am very late to this question and all the cool answers are taken ;-)

That could be a problem, you need to stay on top of dates.

I try to keep a good rapport, and should be easy to have email conversations.

I have it signed two days before they expire, then I send it one day out with an expiration of one day.  Then it's up to the sellers if they want to cancel or not.  Sometimes, I get it signed with the disclosures or with the contract!

that day

Time is of the essence so I don't hesitate!

I consider all contingencies as time is of the essence, whether they are or not!

Follow the terms of the contract.

It occurs when the deadline has passed to make sure we are properly representing our principals.

Kathleen Daniels nailed this one!

I've never sent one once in 25 years. We are a due diligence state now and buyers don't sign off on contingencies. They just need to formally request a termination of contract by 5pm of the end of the due diligence date if they don't wish to proceed with the contract. And if I'm concerned with response time from a buyer or seller under specific circumstances I call the other agent and don't send notices. Things always seem to get resolved.

I'm with Candice A. Donofrio on this one!

Christine Kankowski North SD and Temecula - soon for sure.

And have attorneys involved in it, too.

What Kathleen Daniels said!

Time is of the essence.  You will be in default if you don't sign on time.

ASAP

Quick.

Not quick...Spend in all areas before going NOTICE

Immediately and often. I like to stay on my pending sales

I always think this is the seller's agents job to send the release.

More data needed.

The buyer agent will reveal if greater urgency must be created.

The seller will make the ultimate decision.

And since the backup is in place, I am willing to make another party happy rather than reward manipulation. 

I will be reasonable, but I'm not a push over. When the back-up does the happy dance, the prime does not get a do-over.