REAL ESTATE NOTE
Repair Requests and Negotiations
After an inspection, buyers may ask for repairs or a credit at closing. Sellers need to know which concerns could affect the sale, which requests are negotiable, and how to respond without assuming every item needs to be fixed.
What should sellers know about repair requests after an inspection?
Repair requests are negotiable. Sellers may agree to make certain repairs, offer a credit, suggest another solution, or decline some items. The best response depends on how serious the issue is, what the buyer is asking for, and whether the concern could affect financing or insurance.
Which repair requests usually carry the most weight?
The type of issue, how it affects the home, and whether it could affect financing or insurance all matter when deciding how to respond.
Major Systems and Safety
Roof, foundation, electrical, plumbing, HVAC, and safety issues usually deserve the most attention because they can be costly or interfere with the home’s basic function.
Financing and Insurance Concerns
Some inspection findings may need to be addressed before a lender will approve the loan or an insurer will provide coverage.
Maintenance and Cosmetic Items
Minor repairs, worn finishes, and buyer preferences are still negotiable, but they usually have less impact on the sale than safety issues, major system concerns, or financing requirements.
Keep in Mind
An inspection report records the inspector’s findings. It doesn’t automatically mean the seller must repair every item, and any request from the buyer is still negotiable.
How can sellers respond to repair requests?
Sellers may agree to complete certain repairs, offer a credit at closing, negotiate a different solution, or decline some requests. The best response depends on the seriousness of the issue, what the buyer is asking for, the terms of the contract, and how much work or expense the seller is willing to take on.
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​When the buyer and seller agree on repairs, the repair amendment should clearly state what work will be completed, whether a licensed professional is required, and what documentation must be provided. Clear terms help prevent confusion or last-minute questions before closing.
Common Questions About Repair Requests and Negotiations
Are sellers required to make every repair the buyer requests?
No. Sellers may agree to certain repairs, decline some requests, or negotiate another solution. The contract terms and any lender or insurance requirements also matter.
Can a seller offer a credit instead of making a repair?
Sometimes. A credit may be an option instead of completing the work, but the buyer’s lender must allow it, and some repairs may need to be completed before closing.
What happens if a repair issue could affect financing or insurance?
The issue may need further evaluation, repair, or documentation before the lender or insurer will move forward. The exact requirement depends on the property, lender, and insurance company.