My House Is Under Contract, but the Buyer Wants Repairs. What Should I Agree To?

Does the Seller Have to Fix Everything Found During an Inspection?

Not necessarily. A home inspection identifies observed property conditions, but the inspection report itself does not determine what the seller must repair.

After an inspection, the buyer may request specific repairs, ask for a financial concession, or propose another solution. The seller can evaluate those requests and respond based on the terms of the purchase agreement.

The important thing is understanding what your contract requires, including inspection deadlines, response procedures, and what happens if both parties cannot reach an agreement. These details can vary from one transaction to another.

Before responding, review:

• What the buyer is requesting and whether the request was made under the contract's inspection provisions.
• The deadlines for responding and reaching an agreement.
• Any repairs or property-condition obligations already included in the contract.
• What happens under the agreement if the parties cannot reach a resolution.

A seller should understand these details before assuming they must complete the requested work or can reject it without consequences.

Which Repair Requests Deserve Serious Consideration?

Start with the actual condition of the property, not simply the number of items in the inspection report.

A report might identify a loose handrail, an active plumbing leak, an older HVAC system, and a concern about the foundation. Those findings are not necessarily equal in cost, urgency, or significance.

Safety concerns and active defects

Problems involving electrical safety, active water intrusion, structural concerns, or malfunctioning major systems generally deserve closer attention.

That doesn't mean every concern requires the buyer's proposed solution. An inspection finding may need further evaluation before anyone can determine the appropriate repair.

For example, if an inspector identifies possible foundation movement, obtaining a qualified specialist's assessment may be more useful than immediately agreeing to an expensive repair request.

Aging systems versus systems that aren't working

A buyer may request a new roof or HVAC system because the existing one is old.

Age is relevant, but it doesn't automatically establish that replacement is necessary or contractually required.

The system's condition, documented problems, remaining functionality, and any applicable financing or insurance requirements should inform the discussion.

A functioning older furnace is a different situation from a furnace that fails an inspection or presents a verified safety concern.

Minor maintenance and cosmetic concerns

Small maintenance items and ordinary wear may still become negotiation points, but they don't necessarily justify major concessions.

Consider the home's age, condition, agreed purchase price, and what the buyer reasonably understood about the property when making the offer.

The goal isn't to dismiss minor issues automatically. It's to evaluate them in proportion to their actual significance.

Should You Make the Repairs or Offer a Credit?

Either approach can work. The better option depends on the repair, the available time, the buyer's financing, and what each arrangement means for your proceeds.

When completing repairs makes sense

Seller-completed repairs may be practical when the issue is clearly identified, the cost is manageable, and a qualified contractor can finish the work before closing.

For example, repairing a documented plumbing leak may be more straightforward than negotiating an estimated amount for a larger, uncertain project.

Before agreeing, establish what work will be performed, who will perform it, and how completion will be documented.

When a credit may be preferable

A credit may appeal to sellers who don't want to coordinate contractors and buyers who prefer to oversee work after taking ownership.

But a repair credit isn't simply cash handed to the buyer at closing.

For conventional loans purchased by Fannie Mae, interested-party contribution rules limit how seller contributions can be applied and how much may be permitted.

Other loan programs have their own requirements. Certain property-condition issues may also need to be resolved before financing can proceed, regardless of whether the seller offers a credit.

The buyer's lender should confirm what is allowed before either party relies on a credit as the solution.

For a broader explanation of how financial concessions affect a sale, see our guide to seller concessions versus price reductions.

What If the Buyer Is Asking for Too Much?

You can consider a counterproposal rather than immediately agreeing to the full request or rejecting everything.

Suppose the buyer requests a complete roof replacement after the inspector identifies worn shingles. Before agreeing, you may want a roofing contractor to evaluate whether repairs are appropriate, replacement is warranted, or additional information is needed.

The same approach applies to HVAC, plumbing, electrical, and structural concerns.

When evaluating a substantial request, consider five things:

1. The contract: What are your existing obligations and available response options?
2. The condition: What problem has actually been documented?
3. The cost: Is there a reliable estimate from an appropriately qualified professional?
4. The financing: Could the issue affect the buyer's loan or insurance?
5. The transaction: How would each solution affect your proceeds, timeline, and likelihood of closing?

The fifth consideration is often overlooked.

A seller may reasonably resist an expensive request, but the potential consequences of losing the transaction also deserve attention. If the sale falls through, you may face additional carrying costs, another period on the market, or similar questions from future buyers.

That doesn't mean agreeing to an unreasonable request. It means making the decision with a clear understanding of the alternatives.

What Happens If You Refuse the Repair Requests?

The buyer may accept your response, make another proposal, or exercise whatever rights remain available under the purchase agreement.

In some transactions, unresolved inspection objections may allow the buyer to terminate under an applicable contingency. In others, the agreement may establish different procedures or consequences.

You shouldn't assume that refusing repairs automatically ends the contract, or that the buyer can always cancel and recover their earnest money.

Those questions depend on the signed agreement, the applicable deadlines, and the circumstances.

This is where experienced contract-to-close support matters. At Graddy Real Estate, we believe sellers should understand how a negotiation decision fits into the larger transaction, not just whether a particular repair request seems fair.

If a disagreement involves potential default, earnest money, or disputed contractual rights, legal guidance may also be appropriate.

Get the Repair Agreement in Writing

Once the parties agree on a solution, the details should be documented through the appropriate written agreement or amendment.

A vague promise to “fix the plumbing” can create another disagreement before closing.

A clear agreement should address the relevant details, which may include:

• The specific repair or financial concession.
• Who is responsible for completing the work.
• Any agreed contractor qualifications or permit requirements.
• The completion deadline.
• How the completed work will be documented or verified.
• Any changes to the closing timeline.

The agreement must also be consistent with applicable financing requirements.

If the repair cannot be completed as planned, the parties may need to consider an amendment or another approved arrangement. Don't assume unfinished work can simply be handled after closing without the lender's knowledge or approval.