Understanding Repair Requests

A repair request is a formal document you send to the seller after the inspection, outlining:

• Issues you want addressed

• Proposed solutions (repair, replace, or credit)

• Supporting evidence (inspection report, photos, estimates)

It’s usually submitted within your inspection contingency period.

🔍 What Should You Include?

Focus on important and justifiable items, not cosmetic details.

✅ Strong Repair Requests

• Safety hazards (exposed wiring, gas leaks)

• Structural issues (foundation, roof damage)

• Major systems (plumbing, electrical, HVAC)

• Water damage, mold, or pest infestation

⚠️ Avoid Asking For

• Cosmetic issues (paint color, small scratches)

• Minor wear and tear

• Items clearly disclosed before the offer

A good rule: If it costs a lot or affects safety, include it.

🛠️ Types of Repair Requests You Can Make

You’re not limited to just “fix this.” You have options:

1. Seller Makes Repairs

• Seller fixes issues before closing

• Often must be done by licensed professionals

2. Seller Credit

• Seller gives you money at closing

• You handle repairs yourself

3. Price Reduction

• Home price is lowered to reflect repair costs

4. Combination

• Example: Seller fixes major issues + gives credit for smaller ones

✍️ How to Write an Effective Repair Request

Keep it clear, professional, and reasonable.

Structure:

• Reference the inspection report

• List items in bullet form

• Specify your request (repair, credit, or price adjustment)

Example:

• Roof leak near master bedroom – Request licensed repair prior to closing

• HVAC system not functioning properly – Request $3,000 credit

• Electrical panel safety issue – Request repair by certified electrician

Avoid emotional language. Stick to facts and documentation.

🤝 Negotiation Strategy That Works

• Prioritize your top 3–5 issues

• Attach contractor estimates if possible

• Be flexible, expect counteroffers

• Don’t overload the seller with trivial items

Remember, this is a negotiation, not a demand list.

🚩 Common Mistakes to Avoid

• Asking for too many minor fixes

• Not providing documentation

• Ignoring deadlines in your contingency

• Accepting vague promises (always get it in writing)

💡 Pro Tip

In many cases, credits are better than repairs. Why?You control the quality of work and avoid rushed, low-quality fixes before closing.