How Do I Handle a Buyer's Repair Requests After Inspection?

Short Answer

After the inspection, the buyer may request repairs, credits, or a price reduction. You are not obligated to fix everything—you can agree to some items, offer a credit in lieu of repairs, negotiate, or decline. The best approach is to evaluate each request based on your goals, the cost, and whether the item affects financing or safety. Respond within your contract deadlines, because missing them can give the buyer additional rights. Consider how any agreed repairs or credits affect your estimated net proceeds.

Evaluating Repair Requests After Inspection

After the buyer's inspection, you may receive a list of requested repairs, credits, or a price reduction. How you respond affects both the transaction and your net proceeds. The goal is to keep the deal moving while protecting your interests.

You Are Not Obligated to Fix Everything

The seller is not required to repair every item the inspector finds. The seller's obligation is to disclose known material defects—not to deliver a perfect property. After receiving repair requests, you have several options:

• Agree to make specific repairs.
• Offer a credit (a dollar amount) in lieu of repairs.
• Agree to some items and decline others.
• Negotiate—counter with a different scope or amount.
• Decline and let the buyer decide whether to proceed.

How to Evaluate Each Request

Not all repair requests carry the same weight. Consider:

• Safety issues: Electrical, gas, or structural safety concerns may warrant attention regardless of cost.
• Financing requirements: If the buyer is financing, the lender's appraiser may flag certain conditions—such as a non-functional HVAC, missing flooring, or safety issues—that could require repair before the loan can close.
• Material defects: Items that affect the property's value or habitability.
• Cosmetic items: Paint, minor drywall, or aesthetic issues are typically the buyer's responsibility and rarely warrant seller repairs.
• Cost vs. benefit: Weigh the cost of the repair against the risk of losing the buyer and re-entering the market.

For more on which repairs are worth making, see Should I Sell My Arizona Home As-Is or Fix It Up First? and Do I Need to Make Repairs Before Selling My Arizona Home?.

Credits vs. Repairs

A credit is a dollar amount the seller agrees to contribute toward the buyer's closing costs or repair costs, in lieu of the seller actually completing the repairs. Credits can be simpler than coordinating repairs—no scheduling, no contractor management, no risk of incomplete work. However, credits reduce your net proceeds just like a price reduction would.

When comparing a repair request to a credit offer, consider:

• Cost of the repair vs. the credit amount.
• Timeline—can the repair be completed before closing?
• Buyer preference—some buyers prefer to manage repairs themselves.
• Lender limits—some loan programs cap seller credits.

How Repairs and Credits Affect Your Net

Every agreed repair or credit reduces your net proceeds. A $3,000 repair credit means $3,000 less in your pocket. When evaluating requests, factor them into your estimated net proceeds alongside concessions, closing costs, and any buyer-agent compensation. For the full framework, see How Can I Maximize My Net Proceeds When Selling My House?.

Respond Within Contract Deadlines

Your purchase contract likely specifies deadlines for responding to repair requests. Missing a response deadline can give the buyer additional rights—including, in some cases, the right to cancel and recover their earnest money. Know your contract deadlines and respond within them.

Keep the Deal in Perspective

If the repair requests are reasonable and the buyer is qualified, it may make sense to agree to keep the transaction moving—even if you would prefer not to fix everything. Re-entering the market means more showings, more carrying costs, and no guarantee the next buyer will be easier.

Conversely, if the requests are excessive or the buyer is using them to renegotiate the price significantly, you can decline or counter. The right response depends on your goals, your timeline, and the strength of the buyer's offer.

Arizona-Specific Considerations

In Arizona, common post-inspection repair requests involve:

• HVAC and cooling systems: Functional air conditioning is important in the Phoenix climate and may be flagged by inspectors, appraisers, or lenders.
• Roof condition: Especially for older homes or homes with aging roofs.
• Pool equipment and safety barriers: Common inspection items for homes with pools.
• Electrical and plumbing: Safety-related items that may warrant attention.
• Termite/WDO treatment: If evidence of termites is found.

The Arizona Association of REALTORS® Residential Resale Real Estate Purchase Contract (February 2026) structures the inspection period, repair request process, and response deadlines. The specific terms in your executed contract govern how repair requests are handled in your transaction.

This Is Not Legal Advice

This article provides general educational information about handling repair requests. It is not legal advice. Your executed purchase contract controls your specific rights, deadlines, and obligations. If you have questions about your contract, consider consulting an Arizona real estate attorney.

Organizing Repair Negotiations With Dwealling

Dwealling helps homeowners keep inspection documents, repair requests, and buyer communication organized in one place—so you can track what was requested, what you agreed to, and what remains open without digging through emails. Setup is $199 one-time, plus $99 per month. Dwealling provides organization tools and does not guarantee a specific negotiation outcome.

Arizona Context

In Arizona, common post-inspection repair requests involve HVAC and cooling systems, roof condition, pool equipment and safety barriers, electrical and plumbing, and termite/WDO treatment. The Arizona Association of REALTORS® Residential Resale Real Estate Purchase Contract (February 2026) structures the inspection period, repair request process, and response deadlines. The specific terms in your executed contract govern how repair requests are handled.

Repair requests are where sellers often feel like the buyer is trying to renegotiate the deal. Sometimes they are. But often the buyer just found things during the inspection they didn't know about, and they're nervous. I like to sort repair requests into categories—safety, financing-related, material and cosmetic—before responding. It makes it much easier to see what could affect the transaction and what may simply be a negotiating point. From there, the seller can decide what makes sense based on the contract, the property and the overall offer. What I won't do is miss a response deadline. That's the one mistake that can really cost you, because it can give the buyer rights you didn't intend to give them.

— Ryan Michael, Arizona Real Estate Professional

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