Short answer: You probably don’t need to agree to everything the buyer asks for.

A home inspection can produce a pretty long list.

Some items matter.

Some are small.

And some may simply be things the buyer would like changed.

When I’m helping a seller respond to an inspection request, I don’t start by asking:

“How many things did they ask us to fix?”

I ask:

“Which of these things could actually keep this deal from closing?”

That usually makes the conversation a whole lot easier.

First, Don’t Panic When You See the Inspection Report

Home inspection reports can look intimidating.

A good inspector is supposed to point things out.

That could mean:

• A loose outlet
• An aging water heater
• A dripping faucet
• Missing caulk
• Roof concerns
• Moisture
• Electrical issues
• Plumbing problems
• HVAC concerns
• Crawl-space issues

Put 25 or 30 of those things into one document with pictures and red arrows and suddenly your perfectly livable house can look like it’s falling apart.

Usually, it isn’t.

So when that inspection report arrives, I don’t want a seller reacting to the report itself.

I want to see what the buyer is actually asking for.

Those are two different things.

Do I Have to Fix Everything the Buyer Requests?

No — not automatically.

The exact answer depends on the contract you signed and the inspection contingency involved.

The Consumer Financial Protection Bureau explains that buyers and sellers may negotiate who will make or pay for repairs after an inspection. Whether the seller agrees depends on the contract and the negotiation.

That means a repair request is not necessarily a repair order.

It’s a negotiation.

And I think sellers should treat it that way.

Which Repairs Would I Take Seriously?

I pay the most attention to things that affect:

Safety.

Water intrusion.

Major systems.

Structure.

Financing or insurability.

If the inspector finds an active roof leak, unsafe electrical work or a serious plumbing issue, I’m probably going to treat that differently from a request to repaint a bedroom.

That doesn’t automatically mean we agree to everything.

It means those bigger items deserve a real conversation.

Virginia REALTORS recently reported that inspection issues have consistently been the most commonly reported reason in its survey for pending home sales falling apart.

That’s why I don’t like ignoring legitimate inspection problems just to prove a point.

Sometimes spending $800 fixing something is a whole lot better than losing a good buyer and starting over.

What About Cosmetic Stuff?

This is where I’m usually a lot less excited.

Maybe the buyer doesn’t like a paint color.

Maybe they want an older but working fixture replaced.

Maybe they’d prefer a newer appliance.

Those aren’t the same thing as a leaking pipe or unsafe wiring.

In fact, Virginia REALTORS has specifically addressed this issue with its standard home-inspection forms. Its guidance distinguishes actual property deficiencies from cosmetic items and matters of preference.

Again, the contract controls.

But the bigger point for a seller is simple:

Not everything an inspector writes down automatically becomes your responsibility.

Should I Make the Repair or Give the Buyer Money?

Sometimes either one can work.

Suppose the buyer wants a repair that might cost $2,500.

We could potentially:

• Make the repair before closing.
• Agree on a credit where the contract and buyer’s financing allow it.
• Reduce the price.
• Agree on some other solution.
• Say no.

Which one is best depends on the problem.

If it’s something that could affect the buyer’s loan or insurance, simply handing them money may not solve it.

If it’s something the buyer can comfortably handle after closing, a credit may make more sense than you hiring a contractor.

This is where I like having the buyer’s lender involved when necessary.

We don’t want to negotiate a solution that the loan won’t allow.

What If the Buyer Asks for a Huge List?

This happens.

Sometimes the repair request looks like the buyer went through the inspection report with a highlighter and asked for everything.

My first reaction still isn’t to get angry.

I want to know which items they really care about.

There may be 18 requests on the page, but only two are keeping the buyer awake at night.

That gives us somewhere to negotiate.

Maybe we fix two meaningful things and say no to the rest.

Maybe we offer a reasonable credit.

Maybe we handle one big issue instead of ten little ones.

Negotiation doesn’t have to mean one side gets everything.

What If I Already Gave Them Closing-Cost Help?

Now we need to look at the whole transaction again.

Maybe you already agreed to give the buyer $8,000 toward closing costs.

Now they’re asking for another $10,000 in repairs.

That changes the deal.

This is why I keep coming back to net proceeds.

A seller may be perfectly comfortable helping with closing costs.

And perfectly comfortable handling a repair.

But once we stack everything together, we need to make sure the original deal still makes sense.

I don’t want sellers negotiating each request in a vacuum.

Could I Lose the Buyer If I Say No?

Possibly.

Depending on the contract and inspection contingency, the buyer may have options if the parties can’t reach an agreement.

That doesn’t mean we should agree to every demand just because we’re afraid they’ll leave.

It means we need to understand the risk.

How good is this offer?

How long was the home on the market?

Do we have backup interest?

What is the repair likely to cost?

What would happen if we put the property back on the market?

Would the same problem come up with the next buyer anyway?

That last question is important.

If Buyer #1 discovers a legitimate roof problem, there’s a pretty good chance Buyer #2 may discover it too.

Walking away from the first buyer doesn’t necessarily make the problem disappear.

The strongest offer isn’t always the one with the biggest number at the top.

What If I’m Selling the Home As-Is?

“As-is” needs to be handled carefully.

Simply putting AS-IS in an MLS description doesn’t automatically determine everybody’s contractual rights.

Virginia REALTORS notes that an as-is provision needs to actually be part of the contract to control the transaction. It also explains that a buyer may still have inspection rights depending on the contract, even though repair negotiations can work differently.

So I wouldn’t assume that writing “as-is” on the listing means we never have to think about an inspection again.

The paperwork matters.

This Is Why Preparing Before Listing Can Help

This is one reason I like talking with sellers about condition before we put a house on the market.

If we already know the roof is leaking, maybe we deal with it.

If the HVAC is working fine but old, maybe we leave it alone.

If there’s something we’re unsure about, maybe a pre-listing inspection makes sense.

The goal isn’t to make your house perfect.

It’s to avoid being blindsided by something we could have dealt with earlier.

What I’d Tell a Smithfield Seller Sitting Across the Table From Me

When the buyer sends over a repair request, don’t start writing checks.

Let’s go through it.

What really matters?

What’s reasonable?

What could affect closing?

What can we negotiate?

And what would I probably say no to?

Sometimes my advice will be:

“Fix it.”

Sometimes:

“Offer them something and move on.”

And sometimes:

“No. I wouldn’t agree to that.”

The goal isn’t to win an argument over every repair.

The goal is to protect your money and get a good transaction to closing.

Those two things can usually live in the same room.

Thinking About Selling Your Home?

If you’re thinking about selling in Smithfield, Isle of Wight, Carrollton, Suffolk or elsewhere in Hampton Roads, we can talk through potential repairs before buyers ever walk through the front door.

Call or text me at 757-880-7061 or email me at [email protected].

Ask me anything. I’m happy to take a look at your situation and tell you what I’d do.

Jason Goodin
Principal Broker
Virginia 1st Realty Group

Frequently Asked Questions

Does a seller have to make repairs after a home inspection?

Not automatically. What the buyer and seller are required or allowed to do depends on their contract and inspection contingency. Repair requests are often negotiated.

Can I say no to a buyer’s repair request?

Possibly. The important thing is understanding what your contract says and what options the buyer may have if you can’t reach an agreement.

Is it better to repair something or give the buyer a credit?

It depends. A credit can sometimes be easier, but certain financing, appraisal or insurance issues may require an actual repair before closing.

Should I fix small cosmetic items?

Usually I’d focus first on meaningful property deficiencies rather than simple preferences or cosmetic requests. Every situation and contract is different.

What happens if the buyer and seller can’t agree on repairs?

That depends on the inspection contingency and contract. Depending on the agreement, the buyer may have options that can include proceeding, negotiating further or potentially terminating.