Request for Repairs Guide: How to Negotiate Like a Pro

Your inspections are complete, and you've discovered a few repairs that need attention. Now it's time for the Request for Repairs phase, where you and your agent negotiate with the seller to address those issues.

There is actually a document we'll be filling out and signing that becomes part of the contract to buy the house. Can you guess what it's called? The Request for Repairs.

Here's how to approach it, what to expect, and how to come out ahead.

1. Discuss Your Priorities with Your Agent

Before submitting your request, take time to strategize.

What repairs are most important? Focus on critical issues like safety hazards, major systems (HVAC, plumbing), or significant structural concerns.

What are you willing to let go? Minor cosmetic fixes or small repairs might not be worth negotiating over.

I will help you craft a realistic request that aligns with market conditions and the seller's willingness to negotiate.

2. Options for Addressing Repairs

Once you've submitted your request, here are the most common ways sellers might respond:

Seller credit. Sellers often prefer to offer a financial credit at closing rather than handle repairs themselves. This allows the buyer to control the quality of the repairs after closing. The credit is typically equal to or less than the buyer's closing costs, so it can't exceed those costs.

Lowering the purchase price. Another option is to reduce the purchase price by the cost of the repairs. While this sounds straightforward, it doesn't help buyers who are tight on cash for immediate repairs, so it's less common.

Seller makes the repairs. In some cases, sellers might agree to complete repairs before closing. This is less common because sellers often prefer to avoid liability for repair quality.

3. The Negotiation Process

Present a well-documented request. Include photos, inspection findings, and specific repair estimates to justify your request. Sellers are more likely to cooperate if they see the request is reasonable and backed by facts.

Be strategic. Focus on major, non-cosmetic issues to keep the negotiations productive. Show flexibility by being open to credits instead of repairs.

Counteroffers are common. Sellers may push back with a counteroffer, agreeing to only some repairs or offering a smaller credit. Stay focused on your priorities and work with your agent to determine what's worth pushing for and what's not.

4. Tips for Success

• Know your limits. Decide in advance what's a dealbreaker for you.
• Keep emotions in check. This is a business transaction.
• Lean on your agent. I'm your advocate and will guide you through the back-and-forth.

5. When to Walk Away

If the seller refuses to address major issues or negotiate reasonably, it's okay to walk away. Before you do, consider the opportunity cost. If this is the home for you, is it worth taking on the cost of the repairs yourself?

Other factors to consider: how much your desired repairs will cost, how long you plan to stay in the home, and your financial situation. If you need help sorting out these numbers, let me know and we can work it out together.

This is why I've told you again and again: you want to see the possibility of love with the house, but don't fall all the way in love until the deal is done.

Your Takeaway

The Request for Repairs phase is a critical part of the home-buying process, but it doesn't have to be stressful. By focusing on major repairs, being open to seller credits, and relying on your agent's expertise, you can navigate this phase with confidence.

Ready to tackle your next home purchase in Orange County or Long Beach? I'll be with you every step of the way. Reach out today.