The Real Estate Reality Show: Navigating the Dreaded Request for Repairs

Navigating the Dreaded Request for Repairs: How to Win the Inspection Negotiation

If you’ve been involved in a real estate transaction, you've likely heard of the two most dreaded letters: RR. The Request for Repairs. What starts as a simple home inspection can quickly escalate into a high-stakes negotiation, turning a smooth home sale into a stressful, deal-breaking event.

You’ve probably seen the scene play out: A buyer’s agent presents a laundry list of items, from minor cosmetic fixes to major system replacements. The seller, in turn, feels like they're being taken advantage of, and the whole deal hangs in the balance.

The days of a simple repair cap are largely gone. Today, home inspection negotiations often feel less like a sensible discussion and more like an episode of a reality TV show, complete with high emotions and big demands. Buyers might request a full HVAC system replacement because it "looks" old, or a new roof because a few shingles are loose. These wish lists can kill a deal faster than a low appraisal.

The Power of the Pre-Inspection: Your Secret Weapon

So, what's the solution? How do you prevent the Request for Repairs from turning your home sale into a disaster? The answer is simple: get ahead of the problem with a pre-inspection.

A pre-listing home inspection is the most powerful tool a seller has. By investing in a professional inspection before you list your home, you can uncover potential issues and address them on your terms.

Think of it this way: Surprises are great for birthday parties, not real estate contracts. A pre-inspection allows you to:

• Identify and fix minor issues, like a wobbly toilet or a faulty GFCI outlet, that could be magnified by a buyer’s inspector.

• Get repair estimates from trusted contractors without the pressure of a looming deadline.

• Present your home with a clean bill of health, giving buyers confidence and leverage.

This proactive approach saves you money and time. Instead of haggling over thousands of dollars in repairs, you can confidently present a well-maintained home, focusing negotiations on price and terms, not a wish list of repairs.

The "As-Is" Strategy: Setting Expectations From Day One

A pre-inspection isn't the only move. To further strengthen your position, it’s crucial to set clear expectations from the start. As the listing agent, I work with my sellers to position the home as-is. This means we state upfront that the seller will not provide credits or pay for repairs.

This strategy is about attracting serious, prepared buyers. It eliminates the expectation of lengthy repair negotiations and filters out buyers who are looking for a post-inspection wish list. It keeps the focus on the property's value and condition as it stands, leading to a smoother, more efficient closing.

A Story of a Deal Saved

I had a recent transaction where the buyer's agent let her clients get carried away with the repair requests. The list wasn't about safety concerns like improper electrical repairs or plumbing concerns; it was filled with cosmetic requests—things like changing out carpets and repainting rooms.

The buyers came in with wildly unreasonable quotes, and my sellers were ready to walk away. They had worked with me before and trusted my approach to handling these situations. I was able to talk to the other agent and help her coach her own clients to be more reasonable. We focused on what matters: the home's integrity and safety. In the end, we were able to reach an agreement that worked for everyone, and the deal was saved.

That’s what an experienced agent brings to the table. We know how to manage emotions, coach other professionals, and keep the transaction moving forward.

The Expert Difference

Don't let the Request for Repairs kill your home sale. With the right strategy and a dedicated real estate professional by your side, those two dreaded letters can instead 

We believe in protecting our clients and ensuring a seamless process from start to finish. We work to get ahead of the problems, set realistic expectations, and navigate the emotional challenges that often come with a Request for Repairs.

Nelida “Nel” Mora

Associate Broker | Director of Sales | Real Estate Strategist

Major League Properties