The Buyer's Inspection Came Back: How Sellers Should Handle Repair Requests
What You’ll Learn
- How to read a repair request alongside the inspection report
- The five common ways sellers respond, and how they can be combined
- Why the buyer's lender decides what seller credits are allowed
- Which items tend to carry more weight, including lender-required repairs
- How to handle agreed repairs with licensed contractors, permits and receipts
The buyer's inspection is done, and a list of requests just landed in your inbox. It may ask for repairs, a credit at closing, a lower price or some mix of the three. It can feel personal, especially if you've cared for the home for years, but it's a normal part of most sales.
This guide is for sellers deciding how to respond. It covers your options, which items tend to carry more weight, what the buyer's rights usually depend on and how to handle agreed repairs. Buyers have their own side of this conversation, covered in the A4H guide to repair requests, credits and price reductions after an inspection. Contract forms and rules vary by state, so your contract and your agent are the place to start, along with a real estate attorney where appropriate.
First, Understand What the Buyer Is Asking For
A repair request is usually delivered on a form or written amendment, often within the inspection or due diligence period set by the contract. Before reacting to individual items, read it with your agent and get clear on a few basics:
- What exactly is requested. Specific repairs, a credit amount, a price reduction or a combination.
- Your response deadline. Many contracts give the seller a set window to reply. Silence may have consequences under some contracts, so know the date.
- What happens if you don't agree. The contract usually spells out the next step, such as a counter, a further deadline or the buyer's right to cancel.
- What supports each item. Ask for the relevant pages of the inspection report, if they weren't included, so you can see what the inspector actually noted.
Read the Report, Not Just the Request
Inspection reports are often long, and many items are routine maintenance notes rather than defects. When you read the pages tied to each request, it can help to sort items into rough groups:
- Safety concerns. Items such as exposed wiring, a gas leak, missing handrails or a faulty smoke detector.
- System or structural problems. A roof leak, a failing water heater, active plumbing leaks or signs of water intrusion.
- Maintenance items. Caulking, filter changes, minor drainage tweaks.
- Cosmetic items. Scuffs, worn finishes, dated fixtures.
An inspector is a generalist by design and may recommend that a specialist, such as a roofer, electrician or structural engineer, take a closer look. If an item is unclear, you can get your own estimate or evaluation from a licensed contractor before responding. The A4H guide to what a home inspection can and can't tell you explains the limits of a standard inspection.
Your Options for Responding
Sellers generally have five ways to respond, and you can mix them across different items.
Agree to the requested repairs
You accept the list as written. This can keep the deal moving and may make sense when the requests are reasonable and clearly supported by the report. Make sure the written agreement describes the scope of each repair, who will do it and when it must be finished.
Counter
You agree to some items and not others, or propose a different fix. For example, you might agree to have a licensed electrician correct a wiring issue but decline a request to replace working fixtures that are simply older. Counters are common and don't have to be adversarial.
Offer a credit at closing
Instead of making repairs, you agree to a credit that reduces the cash the buyer needs at closing. Some sellers prefer this because it avoids scheduling contractors before closing, and some buyers prefer it because they can choose their own contractor later.
There's an important catch: the buyer's lender decides what credits are allowed. Loan programs often limit seller credits and may restrict them to closing costs and prepaid items. A credit that the lender won't allow may need to be restructured. Your agent and the buyer's side should confirm with the buyer's lender before you sign.
Adjust the price
You lower the contract price instead of making repairs or giving a credit. A price change may affect the buyer's loan amount and can interact with the appraisal. It also changes the final sale price, which some sellers weigh differently from a credit. Talk through the effect on your net proceeds with your agent.
Decline
You can say no to some or all requests. Depending on the contract, the buyer may then accept the home as is, negotiate further or cancel within the inspection period. Declining can be reasonable for cosmetic or maintenance items, but it helps to understand the buyer's rights first.
For more on how credits fit into a sale, see the A4H guide to seller concessions.
Why Some Items Carry More Weight
Not every request is equal. A few categories often deserve extra attention:
- Safety items. Electrical hazards, gas issues and similar concerns are often hard for a buyer to overlook, and some may need to be fixed for the home to be safely occupied.
- Lender-required repairs. Some loan programs, such as FHA and VA loans, have property standards. If the appraiser notes a condition that doesn't meet them, the lender may require it to be addressed before the loan can close. These aren't simply buyer preferences, and the buyer may not be able to waive them.
- Insurability. Some insurance carriers may hesitate to write a policy if the roof, electrical system or other major components raise concerns. The buyer's licensed insurance agent may flag these.
- Active water problems. Leaks and moisture tend to get worse over time and can lead to further damage.
Cosmetic items and normal wear are typically weaker grounds for a request, though how much weight they carry depends on the market and the deal.
What the Buyer's Walk-Away Rights Depend On
Whether a buyer can cancel after the inspection, and whether they get their earnest money back, depends on the contract. Key factors usually include:
- Whether the contract has an inspection or due diligence contingency, and how it's worded
- Whether the buyer gave notice within the deadline
- Whether the contingency lets the buyer cancel for any reason or only for certain findings
- Any option or due diligence fee paid, in states and contracts that use one
Some buyers waive or limit inspection contingencies, which changes the picture. Because wording matters, a real estate attorney can tell you what your specific contract allows.
If You Agree to Repairs, Do Them Right
Agreed repairs become part of the contract, so the details matter.
- Get the scope in writing. "Repair the roof" is vague. "Have a licensed roofer repair the leak above the primary bedroom and provide an invoice" is clearer.
- Use licensed contractors where required. Many contracts and local rules require licensed professionals for electrical, plumbing, HVAC and roofing work. Licensing rules vary by state.
- Pull permits when needed. Some repairs require permits. Your contractor or local building department can tell you. The A4H guide to unpermitted work explains why this can matter later.
- Keep receipts and warranties. Collect invoices, warranties and photos, and share copies through your agent.
- Leave time. Contractors can be booked up. Plan for repairs to be finished before the final walkthrough, when the buyer typically checks them.
The A4H guide to getting ready for the buyer's final walkthrough covers how to show agreed repairs were completed.
Thinking Through the Trade-Offs
Every response has a cost, even declining. A few questions can help you decide:
- What would the repair cost, compared with a credit of a similar amount?
- How much time and coordination would a repair take before closing?
- If this buyer walks away, how likely is the next buyer's inspector to find the same thing?
- How would relisting affect your timeline and your plans for your next home?
There's also a disclosure angle. In many states, once you know about a material defect, you may need to disclose it to future buyers, even if this sale doesn't close. Disclosure rules vary by state, so ask your agent and a real estate attorney what applies to you. The A4H explainer on what sellers should expect between offer and closing shows where this negotiation fits in the bigger timeline.
Keep It Businesslike
Repair negotiations go more smoothly when everyone sticks to facts and the contract. Communicate through the agents and in writing, respond before your deadline and focus on items the report actually supports. It's normal to feel defensive about a home you've maintained, but a calm counter is often more effective than a flat refusal.
Frequently Asked Questions
Do sellers have to make repairs after a home inspection?
Generally, no, unless the contract or local rules require certain items. Most of the time, repairs are a matter of negotiation. Lender-required repairs are different, since the buyer's loan may not close until they're addressed.
Is a credit better than making the repair?
It depends. A credit can save time and coordination, but the buyer's lender decides what credits are allowed. Repairs may be required for some items, such as conditions a lender flags. Your agent can help compare the options.
Can I do the repairs myself?
Sometimes, for minor items, if the contract allows it. Many contracts call for licensed professionals for certain trades, and work that needs a permit usually should be done by a licensed contractor. Check your contract and local rules.
What if the buyer asks for more after I agree?
Once both sides sign a repair agreement, it typically becomes part of the contract. New requests would usually need a new written agreement. Ask your agent how your contract handles this.
The Bottom Line
A repair request is the start of a negotiation, not a verdict on your home. Read the report behind each item, know your deadline, weigh repairs against credits and price changes, and give extra attention to safety, lender-required and water-related items. Put every agreement in writing, use licensed contractors where required and keep the receipts.
This article is general information, not legal, tax, lending or financial advice. Contract terms, disclosure rules, licensing requirements and lender guidelines vary by state, contract and loan program. Talk with your agent and, where appropriate, a real estate attorney about your specific situation. Advice4Homeownership is a publisher, not a lender.
