How to Handle Buyer Repair Requests After Inspection

by Ryan Rose

You have accepted an offer on your Las Vegas home. The buyer completed their inspection and now they want repairs or credits. This is one of the most common negotiation points in real estate transactions. How you respond affects whether the deal moves forward and what you ultimately net from the sale.

Understanding the Inspection Request

After inspection, buyers typically submit a repair request or credit request. This document lists items they want addressed before closing. Requests range from reasonable to excessive, and your response options vary.

Request Type	Examples
Safety issues	Electrical hazards, gas leaks, structural concerns
Major systems	HVAC problems, roof issues, plumbing failures
Code violations	Unpermitted work, non-compliant installations
Maintenance items	Worn weatherstripping, minor cracks, aging components
Cosmetic issues	Paint, carpet wear, dated fixtures

Your Response Options

When you receive repair requests, you can:

Agree to all requests. If requests are reasonable and you want to keep the deal moving, agreeing may be the simplest path.

Agree to some, decline others. Address legitimate safety and function issues while declining cosmetic or unreasonable requests.

Offer credits instead of repairs. Rather than making repairs yourself, offer a credit at closing so the buyer can handle repairs their way.

Decline all requests. If you sold as-is or requests are unreasonable, you can decline. The buyer then decides whether to proceed.

Counter with alternatives. Propose different solutions than what the buyer requested.

What You Should Generally Address

Some items are reasonable to address:

Safety hazards. Exposed wiring, gas leaks, or carbon monoxide issues should be fixed regardless of negotiation.

Major system failures. If the HVAC is not working or the water heater is failing, addressing this is reasonable.

Active water intrusion. Leaks causing ongoing damage should be repaired.

Code violations. Issues that could affect insurability or financing often need resolution.

What You Can Reasonably Decline

Some requests go beyond reasonable expectations:

Cosmetic issues. Paint touch-ups, carpet wear, and dated finishes were visible before the offer.

Normal wear. Items functioning but showing age-appropriate wear are not defects.

Maintenance items. Caulking, weatherstripping, and minor maintenance are normal homeowner responsibilities.

Upgrades. Requests to upgrade functional but older systems go beyond repair.

The Credit Option

Credits often work better than repairs:

For you: No coordinating contractors, no worrying about work quality, no delays.

For buyers: They control the work, choose their contractors, and can upgrade beyond basic repair.

Credits are deducted from your proceeds at closing. A $2,000 repair credit means $2,000 less in your pocket but no repair hassle.

Negotiation Strategy

When negotiating repair requests:

Stay calm. Inspection requests are normal, not personal attacks.

Focus on substance. Address legitimate concerns while pushing back on overreach.

Consider the market. In a seller's market, you have more leverage. In a buyer's market, you may need to be more accommodating.

Think about the alternative. If this deal falls through, you start over with a new buyer who will likely have their own inspection concerns.

When Buyers Ask for Too Much

Sometimes buyers use inspection as a second negotiation round, requesting excessive credits or repairs that go far beyond legitimate concerns. In these cases:

Understand their motivation. Are they having second thoughts? Trying to renegotiate price? Genuinely concerned?

Respond firmly but professionally. Address legitimate items while declining unreasonable requests.

Be prepared to walk. Sometimes buyers are looking for an exit. If requests are truly unreasonable, letting them cancel may be better than excessive concessions.

Documentation

If you make repairs:

Use licensed contractors. For electrical, plumbing, or HVAC work, licensed professionals provide warranties and documentation.

Keep receipts. Provide documentation of completed work to the buyer.

Allow verification. Buyers may want to verify repairs were completed before closing.

Where to Start

If you are navigating inspection negotiations on your Las Vegas home, I can help you evaluate requests, determine reasonable responses, and keep the deal moving toward closing.

Ready to discuss your sale? Request a free home evaluation here or reach out directly to talk through your options.

Frequently Asked Questions About Handling Buyer Repair Requests in Las Vegas

Q1: When do buyers typically submit repair requests after a home inspection?

Buyers usually submit repair requests within 3-5 days after completing their home inspection, though the exact timeline depends on what's specified in your purchase agreement. This document will list items they want repaired or credited before closing. It's a standard part of the Las Vegas home sale process and should be expected after any inspection.

Q2: Am I legally required to fix everything a buyer requests after inspection?

No, you are not legally required to fix everything a buyer requests. Once you've accepted an offer, you can negotiate which repairs to make, offer credits instead, or decline requests entirely. However, declining all requests may give the buyer grounds to cancel the contract during their inspection contingency period. Your response should balance keeping the deal alive with protecting your interests.

Q3: What's the difference between offering a repair credit versus actually making repairs?

A repair credit is a dollar amount deducted from your proceeds at closing that the buyer can use to make repairs themselves. Making repairs means you hire contractors to fix issues before closing. Credits save you time and hassle with coordinating work, while repairs ensure issues are addressed before you hand over the property. Many Las Vegas sellers prefer credits to avoid delays and contractor coordination.

Q4: Which repair requests should I always address?

You should seriously consider addressing safety hazards (like exposed wiring or gas leaks), major system failures (non-functional HVAC or water heater), active water intrusion causing damage, and code violations that could affect the buyer's ability to get financing or insurance. These issues could derail the sale or expose you to liability if ignored.

Q5: Can I decline cosmetic repair requests?

Yes, cosmetic issues like paint touch-ups, carpet wear, and dated fixtures are typically reasonable to decline since they were visible when the buyer made their offer. These aren't defects but rather personal preferences or normal wear and tear. Most cosmetic items don't affect the home's safety, function, or insurability.

Q6: What should I do if the buyer's repair requests seem excessive or unreasonable?

First, try to understand their motivation—are they genuinely concerned, having second thoughts, or attempting to renegotiate the price? Respond professionally by agreeing to legitimate safety and function issues while firmly declining unreasonable requests. Be prepared to let the deal end if necessary, as sometimes buyers use excessive requests as an exit strategy. Consult with your Las Vegas real estate agent to determine what's reasonable for the current market.

Q7: How does the Las Vegas market affect my negotiating power on repairs?

In a seller's market with low inventory and high demand, you have more leverage to decline repair requests or offer minimal credits. In a buyer's market with more competition, you may need to be more accommodating to keep the deal together. Consider that starting over with a new buyer means another inspection and likely new repair requests anyway.

Q8: Do I need to use licensed contractors if I agree to make repairs?

For electrical, plumbing, HVAC, and structural work in Las Vegas, you should always use licensed contractors. They provide proper documentation, warranties, and ensure work meets code requirements. Keep all receipts and permit documentation to provide to the buyer, and allow them to verify repairs were completed properly before closing.

Q9: What happens if I decline all repair requests and the buyer cancels?

If the buyer cancels during their inspection contingency period after you decline repairs, they typically get their earnest money back and you return to the market. You'll need to disclose the inspection issues to future buyers. This is why it's important to address legitimate concerns—the next buyer will likely discover the same issues and may be less reasonable in negotiations.

Q10: How much should I offer in repair credits for common Las Vegas home issues?

Credit amounts depend on the specific issue and local repair costs. For example, HVAC repairs in Las Vegas might warrant $500-$2,000 depending on the problem, while roof repairs could range from $1,000-$10,000+ for significant issues. Get estimates from licensed contractors to determine fair credit amounts, and remember that credits come directly out of your closing proceeds.

Q11: Can a buyer request repairs for issues that were disclosed before they made an offer?

Buyers can request anything, but you have strong grounds to decline repairs for issues that were fully disclosed before they submitted their offer. If you disclosed a roof was 20 years old or the AC was original to the home, the buyer accepted that condition by making an offer. However, if the inspection reveals the disclosed issue is worse than described, they may have legitimate grounds for negotiation.

Q12: Should I get a pre-inspection before listing my Las Vegas home?

A pre-inspection allows you to identify and address issues before listing, reducing surprises during buyer negotiations. You can make repairs on your timeline and budget, disclose known issues upfront, or price accordingly. This is especially helpful in Las Vegas where HVAC systems work hard and issues like desert landscaping drainage problems are common. However, pre-inspections do require upfront investment and full disclosure of findings.