Module 9 · Lesson 4
Negotiating Repairs
Explains how buyers and sellers negotiate repairs or credits after inspection findings, and common approaches used.
6 min read
What you'll learn
- How repair negotiation typically works after inspection
- What options exist besides asking for repairs directly
- How to prioritize which issues to raise
- Why documentation matters in repair negotiations
After receiving the inspection report, buyers commonly negotiate with the seller over how to handle any significant findings. This negotiation typically happens through a formal written request, not an informal conversation, and is generally guided by the inspection contingency deadline in the contract.
The Request Process
A buyer's agent typically prepares a written addendum, sometimes called a repair request or request for repairs, listing the specific items the buyer wants addressed, based on the inspection report. This is submitted to the seller within the timeframe set by the inspection contingency.
Seller's Possible Responses
The seller can agree to complete some or all of the requested repairs, offer a credit toward closing costs instead of doing the work themselves, propose a compromise addressing only some items, or decline the request entirely. If no agreement is reached, the buyer generally has the option to accept the home as-is or cancel the contract under the inspection contingency, depending on its terms and remaining deadline.
Choosing What to Ask For
Not every item noted in an inspection is worth negotiating over. Buyers generally get the best results by focusing requests on safety issues, significant defects, and items that are costly to fix, rather than listing every minor or cosmetic note. A long list of small requests can come across as unreasonable and may reduce a seller's willingness to negotiate on the items that matter most.
| Approach | When it might be used |
|---|---|
| Request specific repairs | Buyer wants issues fixed by a professional before closing |
| Request a closing cost credit | Buyer prefers to manage repairs themselves after closing |
| Request a price reduction | Both parties prefer to simplify rather than track repair completion |
| Accept as-is | Issues are minor or buyer prioritizes moving forward |
Repairs vs. Credits
Sellers often prefer providing a credit rather than completing repairs themselves, since it avoids coordinating contractors under time pressure and gives the buyer control over how the work is eventually done. Buyers may also prefer credits for the same reason, though they take on responsibility for completing the repair after closing.
Staying Within the Deadline
Because the inspection contingency has a deadline, repair negotiations typically need to happen quickly. If negotiations are not resolved by the deadline, the buyer may need to request an extension, accept the home as-is, or exercise their right to cancel, depending on the contract's specific terms.
Negotiating repairs is a normal part of the process for most home sales. Focusing on significant issues, documenting agreements clearly, and working within the contingency deadline helps this stage move smoothly for both buyer and seller.
Key takeaways
- Buyers typically request repairs or credits through a formal addendum, not informal conversation.
- Sellers can agree, negotiate a middle ground, or decline, depending on the contract terms.
- Focusing requests on significant issues tends to be more effective than listing every minor item.
- A credit toward closing costs is often a simpler alternative to the seller completing repairs directly.
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Educational content only — not financial, legal, or tax advice. Verify details with a licensed professional for your situation.