Once a home is under contract, inspections begin. The buyer typically starts with a general home inspection that costs around $600, and depending on the findings, may be advised to bring in specialists such as plumbers, electricians, or roofers. This is a normal part of the California Association of REALTORS® process, but it can create tension when the buyer submits a formal Request for Repairs.
It’s at this stage that emotions often rise on both sides. Buyers may feel anxious after reading pages of inspection notes, while sellers may feel defensive or frustrated. The key to a successful outcome is knowing what’s reasonable, what’s not, and how to keep negotiations productive.
A Real-Life Example
Let’s talk about what happened with John and Marcy, who were selling their longtime family home. After inspections, the buyer’s agent sent over a ten-page list of requested repairs. It included everything from a small plumbing leak to replacing the roof, installing new windows, and upgrading electrical outlets to GFCI.
John and Marcy were upset. They told us, “We already priced the home fairly, why should we pay for upgrades?” Their frustration was understandable. Some of the items on the list were legitimate maintenance issues, but others were improvements the buyer wanted.
Instead of rejecting the list outright, we reviewed each request carefully. We determined which items truly affected the home’s functionality or safety and which were simply cosmetic or beyond what’s reasonable. By focusing on practical solutions, we helped the sellers agree to a few key repairs and offer a small credit for others. The buyer accepted, and the sale closed smoothly within two weeks.
Understanding What’s Reasonable
A buyer’s request should focus on safety and functionality, not upgrades. It’s common for a buyer to ask for repairs related to active leaks, faulty wiring, or safety hazards. But requests to replace aging items that still work, such as a 15- year-old water heater or an older but sound roof, are generally not considered reasonable.
If an appliance or system is nearing the end of its expected life but still operating well, a fair compromise might be to offer a partial credit rather than a full replacement. This can show good faith without setting an unfair precedent.
When Requests Go Too Far
It’s not uncommon for inspection reports to make homes seem worse than they are. Some buyers panic when they see a long list of “deficiencies” and start adding upgrades to their requests. Replacing functioning single-pane windows with dual-pane, swapping out galvanized pipes for copper, or resurfacing a roof that isn’t leaking are all examples of unreasonable requests.
A seasoned agent will help the buyer understand that an inspection is not a renovation checklist. It’s a tool for identifying defects, not for demanding upgrades.
Staying Focused on Solutions
Sellers often feel defensive when faced with a long repair list, but reacting emotionally can stall progress. The goal is to focus on what will truly satisfy both parties. We always encourage sellers to review the list calmly, prioritize the important repairs, and communicate clearly with the buyer’s side.
Sometimes, the best solution is offering a credit instead of completing repairs. This allows the buyer to handle the work after closing, ensuring it’s done to their standards while preventing delays.
Why It’s Better to Negotiate Than Start Over
If a deal falls apart after inspections, the inspection reports must be disclosed to future buyers. That means the same issues will resurface, often with new buyers asking for the same or more. It’s almost always better to work through the negotiation you have rather than start over and risk losing momentum.
A fair, well-structured negotiation protects both sides and often leads to a stronger, more cooperative closing.
Final Thoughts
Inspection negotiations can be stressful, but with the right approach, they don’t have to derail your sale. The key is distinguishing between what’s fair, what’s excessive, and what’s worth negotiating for peace of mind.
If you ever find yourself unsure about how to respond to a long list of repair requests, our team can help you evaluate each item, protect your interests, and keep your transaction on track.
