Short answerAgree to safety items and anything the buyer's lender will require. Counter wish list items. Offer a credit where the buyer would rather manage the work, and back any big number with a contractor quote. Answer by the deadline, in writing, with a clear package. A calm, specific answer keeps more deals together than a flat no.
A simple framework
| Item type | Usual answer |
|---|---|
| Safety items and lender required repairs | Agree to repair, with licensed trades where required |
| Real defects you did not know about | Repair or credit sized to a real quote |
| Aging but working systems | Counter; the price usually reflects age |
| Cosmetic and maintenance items | Decline politely |
How to make the answer land
- Lead with what you agree to.
- Attach quotes to any counter.
- Offer a credit option.
- Keep the tone factual.
Weigh the math: repair, credit, or price reduction. The buyer's side: what buyers ask for.
What John sees in the field
Most repair negotiations I see go sideways over tone, not dollars. A short written answer that agrees to the real items and backs every counter with a number keeps both sides at the table.
Frequently asked questions
Should I ever say no to everything?
You can, but the buyer may have the right to end the deal. Weigh that against what the items cost.
Can I do the repairs myself?
Some, yes. Lenders and buyers may want licensed trades and receipts for electrical, plumbing, and structural work.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email [email protected].
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.