When to Request Repairs as a Home Buyer

Buying a home is an exciting journey, but once the home inspection report comes in, it can feel overwhelming. A long list of potential repairs might make you question whether you should negotiate for every single fix or focus on the most important ones. So, how do you decide which repairs to request from the seller?

Prioritizing the Big Ticket Items

As a buyer, it’s important to focus on major repairs that impact the home’s functionality, safety, and overall value. These typically include:

• HVAC System – Is the air conditioner or furnace in proper working condition?
• Water Heater – Is it leaking, or does it sound like it’s on its last leg?
• Roof & Structural Issues – Are there signs of leaks, sagging, or damage?
• Electrical & Plumbing – Are there significant wiring or plumbing issues that pose safety risks?
• Termite or Pest Damage – If the seller has neglected termite maintenance, addressing this can be costly.

These are the types of issues that should be at the top of the list when negotiating repairs.

What Not to Ask For

Minor cosmetic fixes should generally be avoided in a repair request. Things like:

• Replacing outlet covers
• Fixing minor drywall damage
• Changing a cracked light cover
• Touching up paint or baseboards

These are inexpensive, quick fixes that buyers can handle themselves after closing. Focusing on small cosmetic details might make negotiations more difficult and could even put the deal at risk.

When Sellers Offer a Credit

In some cases, rather than making the repairs, a seller might offer a credit. This is common in situations like probate or trust sales, where the current owners may not have lived in the home or have the resources to manage repairs. Accepting a credit can often be the best route, as it allows the buyer to handle repairs on their terms with their chosen contractor.

Seller Expectations & Pre-Listing Repairs

From the seller’s perspective, handling necessary repairs before listing the home can help prevent deal-breaking negotiations. If a seller can’t afford to make repairs upfront, they should be prepared to offer a price reduction or a credit to compensate for major issues.

For buyers, it’s crucial to set realistic expectations. A home that’s been lived in for decades won’t be in perfect condition, and sellers aren’t obligated to create a brand-new home experience. However, major repairs that affect habitability and safety should be addressed.

The Bottom Line

When requesting repairs, focus on what truly matters: health, safety, and high-cost repairs that could impact the home’s value. Asking for every small fix could delay or derail a transaction. Sellers should also be proactive in handling essential repairs or pricing their home accordingly.

Have Questions?

If you're navigating a home purchase and wondering how to handle repair negotiations, our team at The Hardy Group is here to help. Watch our full discussion on YouTube, and don’t hesitate to contact us with any real estate questions!

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