What If the Buyer Asks for Too Many Repairs?

by Ryan Rose

The inspection report came back. Now the buyer wants you to fix seventeen things, replace the roof, and throw in $10,000 for their trouble. Your blood pressure is rising.

Take a breath. Excessive repair requests happen. Here's how to handle them without losing the deal or your mind.

First, Separate the Reasonable from the Ridiculous

Not all repair requests are equal. Sort them into categories:

Safety issues. Electrical hazards, gas leaks, structural problems. These are legitimate concerns. Address them.

Major systems. HVAC not working, active roof leaks, plumbing failures. Reasonable to discuss.

Minor maintenance. Caulking, weatherstripping, minor cracks. Normal wear and tear. Not your problem.

Cosmetic complaints. Dated fixtures, carpet wear, paint scuffs. They saw these during showings. Why are they asking now?

Reasonable buyers focus on safety and function. Unreasonable buyers try to renegotiate the entire deal through inspection requests.

Why Buyers Overreach

Sometimes buyers submit excessive requests because:

They're nervous. First-time buyers often freak out at inspection reports. Everything looks scary.

They have buyer's remorse. Cold feet. Looking for an exit or a way to renegotiate.

Their agent advised it. Some agents tell buyers to "ask for everything" and see what sticks.

They misunderstand inspections. Inspection reports list every imperfection. Buyers think everything listed needs fixing. It doesn't.

How to Respond

Don't react emotionally. It's business. Treat it that way.

Address legitimate concerns. Safety issues and major defects deserve attention. Handle those.

Decline the unreasonable. Politely refuse requests for cosmetic items, normal wear, or things that were visible before their offer.

Offer alternatives. Instead of making repairs, offer a credit. Let them handle it their way. Sometimes that's easier for everyone.

Hold firm on overreach. "No" is a complete sentence. You don't have to justify declining unreasonable requests.

The Negotiation Reality

Most repair negotiations end in compromise. You give a little, they give a little. The deal moves forward.

But sometimes buyers push too hard. If their demands are truly unreasonable and they won't budge, you have a choice:

Concede and move on. Sometimes it's worth paying a few thousand to close the deal and be done.

Hold firm and risk losing them. They might walk. But another buyer won't have these same demands.

Only you can decide which path makes sense for your situation.

When to Walk Away

If a buyer's demands are truly outrageous, if they're asking for $30,000 in credits on a $400,000 house, if they're clearly trying to steal your home, let them walk.

Better to go back on market than sell to someone who's going to nickel-and-dime you through closing and beyond.

The Bottom Line

Excessive repair requests are frustrating but manageable. Address what's legitimate, decline what's not, and negotiate in good faith. Most deals survive inspection disputes.

Dealing with a difficult buyer on your Las Vegas home sale? Let's strategize together.

Frequently Asked Questions About Excessive Buyer Repair Requests

Q1: What types of repair requests are considered reasonable?

Reasonable repair requests typically include safety issues like electrical hazards, gas leaks, or structural problems, as well as major system failures such as HVAC malfunctions, active roof leaks, or significant plumbing issues. These affect the home's safety, habitability, and functionality.

Q2: Should I fix cosmetic items that a buyer requests after inspection?

Generally, no. Cosmetic issues like dated fixtures, carpet wear, or paint scuffs were visible during showings and should have been factored into the buyer's offer. These represent normal wear and tear rather than defects, and you're not obligated to address them.

Q3: Why do buyers sometimes ask for excessive repairs?

Buyers may overreach for several reasons: nervousness (especially first-time buyers), buyer's remorse, advice from their agent to "ask for everything," or misunderstanding inspection reports. Some inspection reports list every minor imperfection, which can make buyers think everything needs immediate repair.

Q4: What's the best way to respond to an excessive repair request list?

Stay calm and avoid emotional reactions. Address legitimate safety and major system concerns, politely decline unreasonable cosmetic or minor maintenance requests, and consider offering repair credits instead of making fixes yourself. You can negotiate on reasonable items while holding firm on excessive demands.

Q5: Should I offer a credit instead of making repairs?

Offering a credit can be an excellent alternative. It allows buyers to handle repairs their own way after closing, avoids scheduling conflicts, and eliminates disputes about repair quality. Credits are often easier for both parties and can help move the deal forward smoothly.

Q6: How do I know if a buyer's demands are truly unreasonable?

Demands are unreasonable if they focus heavily on cosmetic issues, request fixes for normal wear and tear, ask for credits disproportionate to actual issues (like $30,000 on a $400,000 home), or attempt to renegotiate the entire purchase price through inspection requests rather than addressing legitimate defects.

Q7: What happens if I refuse all the buyer's repair requests?

The buyer may walk away from the deal, especially if the contract includes an inspection contingency. However, if their requests are truly unreasonable, it may be worth the risk. You can return to market and find a more reasonable buyer who won't make excessive demands.

Q8: When should I walk away from a buyer over repair requests?

Consider walking away if demands are outrageous, if the buyer is clearly trying to renegotiate the entire deal through inspections, or if they're requesting tens of thousands in credits for minor issues. It's better to find a new buyer than deal with someone who will create problems through closing and beyond.

Q9: Do most deals survive inspection disputes?

Yes, most repair negotiations end in compromise where both parties give a little. Sellers address legitimate concerns while declining unreasonable requests, and buyers accept that not every inspection item warrants repair. Good faith negotiation usually keeps deals on track.

Q10: How can seller concessions help with excessive repair requests?

Seller concessions allow you to offer a financial credit at closing instead of making physical repairs. This can satisfy buyers' concerns about needed work while giving you control over costs and timing. Concessions are often more efficient than coordinating multiple contractors before closing.