How long do I have to negotiate after the inspection?
Your inspection contingency period, specified in your purchase contract, sets the deadline. This is typically 7-10 days from the contract date, though it varies by market and contract terms. Within this window, you must complete inspections, submit any repair requests, and reach agreement with the seller (or terminate the contract).
Don't wait until the last day. Negotiations take time. Submit your repair request with at least 2-3 days remaining so there's room for back-and-forth.
Can I ask for repairs in a seller's market?
Yes, but your leverage is limited. In hot markets with multiple offers, sellers may have backup buyers willing to accept the property as-is. Focus your requests on genuine safety issues and major defects rather than a long list of concerns. Be prepared for the seller to push back harder than they would in a balanced market.
Some buyers in competitive situations waive inspection contingencies entirely. This is risky. At minimum, keep an inspection contingency for safety items even if you limit your repair request scope.
What if the seller says no to everything?
A flat refusal is often a negotiating position, not a final answer. Try a revised request focusing on fewer, higher-priority items. Switch between repairs and credits if one approach isn't working. Have your agent talk to the listing agent to understand what's really driving the refusal.
If the seller truly won't negotiate on serious issues, you have three options: accept the property as-is and handle repairs yourself, walk away using your inspection contingency, or propose a creative solution like an escrow holdback or extended closing date.
Should I ask for repairs or a credit?
Credits often work better because they give you control over contractor selection and repair quality. Sellers have no incentive to invest in quality work on a property they're leaving. With a credit, you hire who you trust and ensure the work is done right.
Request repairs when lenders require issues fixed before closing, when you lack cash reserves to handle work post-closing, or when the issue affects safety and must be resolved before you move in. For most other situations, credits are preferable.
How much can I ask for?
There's no fixed rule, but a repair request totaling more than 5% of the home's price often triggers seller resistance. Requesting too much can derail negotiations entirely.
Focus on the genuinely important items: safety hazards, major systems at end of life, structural concerns, and issues that will cost significant money if not addressed. Leave cosmetic issues and minor maintenance items off your list.
Getting contractor quotes for major items helps justify your numbers and makes specific dollar amounts harder for the seller to dismiss.
Do I have to use the seller's contractor?
If the seller agrees to make repairs, they typically choose the contractor unless your repair agreement specifies otherwise. You can request that work be performed by a licensed, insured professional, and you should require documentation (paid receipts, permits if applicable, warranties).
If you want control over who does the work, request a credit instead of repairs. Then you hire your own contractor after closing.
What's a reinspection and do I need one?
A reinspection is a follow-up inspection to verify that agreed-upon repairs were actually completed and done correctly. It typically costs $100-250 and takes 30-60 minutes.
You need a reinspection for major work: roof repairs, electrical work, HVAC repairs, plumbing, structural fixes, or any permitted work. For minor items you can verify yourself during the final walk-through, a reinspection isn't necessary.
Can I walk away after the inspection?
Yes, if you're within your inspection contingency period. The inspection contingency exists specifically to protect your right to terminate if the inspection reveals conditions you're not willing to accept. You don't have to prove the issues are objectively serious. You simply exercise the contingency.
You'll lose your inspection fee and any other money spent on testing or contractor evaluations. You typically get your earnest money back, though check your specific contract terms.
Will I lose my earnest money if I walk away?
Not if you terminate properly during your contingency period. The contingency clause protects your earnest money by allowing you to exit the contract under specified conditions.
If you try to walk away after your contingency expires or for reasons not covered by your contingencies, the earnest money may be at risk. Review your contract language carefully or consult with your agent or an attorney if you're unsure.
What if the repairs reveal additional problems?
This happens occasionally. A contractor starts work and discovers something worse than expected. How this is handled depends on timing and your contract terms.
If discovered before closing: You may be able to renegotiate or request additional credits. The seller might not agree, and you'll need to decide whether to proceed or invoke contingencies.
If discovered after closing: You're generally responsible, though some recourse may exist if the seller knew about and concealed the issue. Consult an attorney if you believe fraud was involved.
How do I get contractor quotes during the inspection period?
Start calling contractors the same day you receive your inspection report. Focus on the 2-3 biggest issues rather than everything. Many contractors will provide phone estimates if you send photos and relevant pages from the inspection report.
For site visits, your agent can request access through the listing agent. Be efficient with the seller's time. Don't parade multiple contractors through over several days.
Some contractors charge for estimates ($50-100 typically). It's worth it if the quote helps you negotiate a larger credit.
What's the difference between a price reduction and a credit?
A price reduction lowers the actual sale price of the home. A credit is money applied at closing to reduce what you owe.
Price reductions affect your loan amount, down payment percentage, and potentially mortgage insurance. They also reduce the seller's net proceeds more directly.
Credits are often easier for sellers to accept because they feel less like losing money on the sale price. They're also simpler to negotiate and process.
Your lender may have limits on seller credits (typically 3-6% of purchase price depending on loan type). Check with your mortgage officer if you're pursuing a large credit.
Should I request a home warranty instead of repairs?
A home warranty is not a substitute for addressing significant issues. Warranties cover system failures due to normal wear, not pre-existing conditions or known problems. Most warranty claims related to issues identified in the inspection report will be denied.
A home warranty can be useful alongside repairs or credits as additional protection for future unexpected failures. But don't accept a $500 warranty in place of a $10,000 roof repair. The seller is getting the better deal there.
What if I can't afford the repairs that need to be done?
If the inspection reveals expensive issues and the seller won't negotiate adequate credits, you have a difficult decision. Options include:
- Financing the repairs (home improvement loan, 0% credit card if you can pay it off quickly)
- Prioritizing the most urgent repairs and deferring others
- Doing some work yourself if you have the skills
- Walking away and finding a house in better condition
Buying a house with known expensive problems and no plan to fix them sets you up for stress and potentially worse outcomes later. Be honest about what you can afford.
What happens if the seller doesn't complete agreed repairs?
If you discover during your final walk-through or reinspection that repairs weren't completed as agreed, don't close. Notify your agent immediately.
Options at that point: delay closing until repairs are completed, negotiate a credit in lieu of the incomplete repairs, request an escrow holdback (if your lender approves), or refuse to close until the contract terms are met.
This is why written repair agreements with clear specifications matter. Vague agreements are hard to enforce. Specific ones with documentation requirements give you leverage.