After a home inspection, you can negotiate repairs through three approaches: request the seller to complete specific repairs before closing, ask for a price reduction or closing cost credit equal to the repair cost, or request a home warranty to cover potential issues. Focus on major structural, safety, or mechanical issues. Not cosmetic items. In a seller's market, asking for too many repairs can cost you the deal. Prioritize the big-ticket items. Ask Patrick how negotiating seller repairs would work in your situation.
Approach 1: Request Repairs Before Closing
Ask the seller to fix specific items before closing, then get receipts and verify completion during the final walkthrough. This works best for clear, verifiable repairs like plumbing, electrical, and HVAC, where the fix is obvious and the result is easy to confirm. The limitation is real: you are trusting the seller's choice of contractor, so verify the work with your own eyes before you hand over the keys money.
Approach 2: Price Reduction or Closing Cost Credit
Ask for a dollar amount off the price or an addition to seller concessions instead of repairs. You control the repair quality and timing, which is why this is often the cleanest route: you get the money, hire your own contractor, and know exactly what was done. It works well when the total repair cost is clear from the inspection report and contractor estimates, and it keeps the seller out of the repair business entirely.
Approach 3: Home Warranty
The seller pays for a one-year home warranty, typically a few hundred dollars, that covers major systems and appliances for your first year. It is a good fit for older HVAC, water heaters, appliances, and electrical panels, where something may fail after you move in. It is not sufficient for foundation, roof, structural, or major water damage, so treat the warranty as a supplement to repairs, not a replacement for them.
What to Prioritize in Repair Negotiations
MUST FIX: Foundation and structural issues, roof damage, active water leaks, electrical safety hazards, mold, termite damage, and a broken HVAC. These affect safety, structure, or habitability, and they are the items that matter most to your lender and your inspector.
SHOULD FIX: Plumbing issues, significant roof repairs, and major appliance replacement. These are worth negotiating because they are expensive and likely to fail soon.
SKIP: Cosmetic items like paint, carpet, and landscaping, plus minor wear and tear. Asking for these risks the whole deal over pocket change, and it signals a difficult buyer to the seller.
How to Frame the Request
Your agent presents the repair request with the inspection report in hand. Be specific: "Replace the HVAC unit, estimated cost $4,500" beats "fix everything." Back every request with the inspection report and contractor estimates, and never ask for items the inspection did not flag. A targeted, documented request reads as reasonable, and reasonable requests get accepted.
When the Seller Says No
You still have options: accept the home as-is, negotiate a middle ground, split the difference on the big items, or use your inspection contingency to walk away. Your leverage depends on market conditions and how motivated the seller is. In a balanced market, a fair split on the two or three biggest items is the most common outcome, and it keeps the deal alive while protecting your money, Patriot Nation. Make it a great one.
Ask Patrick about negotiating seller repairs
Get a straight answer on negotiating seller repairs and how it works in your deal.
