Once inspections are complete, the next step in many Texas transactions is the Repair Amendment.
This is the document that formally lays out what repairs the buyer wants the seller to complete—or what financial concessions the buyer is asking for.
When I represent clients, I treat the Repair Amendment as one of the most strategic parts of the entire transaction. It’s where we can save you thousands of dollars and protect you from future issues.
Here’s exactly how Repair Amendments work in Texas and how I handle them on your behalf.
1. What Is a Repair Amendment?
In Texas, a Repair Amendment is an official document used to:
✔️ Request repairs
✔️ Request seller concessions
✔️ Request price reductions
✔️ Clarify what repairs will be performed
✔️ Set expectations in writing
This amendment becomes part of the contract once both parties sign it.
2. Repairs Are NOT Automatically Required in Texas
This is an important misunderstanding.
✔️ Sellers are NOT obligated to make any repairs
✔️ Everything is negotiable
✔️ The home is sold “as-is” unless amended
The Option Period gives buyers the chance to negotiate—but sellers don’t have to say yes.
My job is to present a strong, reasonable, well-supported request.
3. The Best Time to Submit a Repair Amendment
I usually submit the amendment:
✔️ Midway through the Option Period
—not too early (before specialists weigh in)
—not too late (so the seller has time to respond)
This allows us to:
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Gather quotes
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Bring in specialists
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Evaluate severity
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Build a strong case
Timing matters.
4. What Buyers Can Ask For on a Repair Amendment
You can request:
A) Repairs
Such as:
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Roof repairs
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HVAC repairs
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Plumbing leaks
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Foundation work
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Electrical safety fixes
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Water heater replacement
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Sewer line repairs
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Appliance repairs
B) Seller concessions
A lump-sum credit toward closing costs.
C) Price reductions
A direct reduction in purchase price.
D) A combination of the above
For example:
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Seller fixes HVAC
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Buyer accepts concession for plumbing
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Buyer handles minor repairs
Everything is flexible.
5. How I Decide Whether to Ask for Repairs or Concessions
This depends on several factors.
✔️ If the repair affects safety
→ I push for seller to repair.
✔️ If the repair requires licensed trades
→ Seller repair is usually better.
✔️ If repair timing is critical
→ Concessions make more sense.
✔️ If the home is older or sold “as-is”
→ Concessions are more common.
✔️ If the buyer prefers control
→ Concessions let you hire your own contractors.
6. What Sellers Are Most Likely to Agree To
Based on market conditions and experience, sellers often agree to:
✔️ Safety items (electrical, gas leaks)
✔️ Roof issues (especially hail-related)
✔️ HVAC service or repairs
✔️ Plumbing leaks
✔️ Termite treatment
✔️ Sewer blockages
✔️ Minor cosmetic fixes (sometimes)
Sellers are least likely to agree to:
❌ Cosmetic issues
❌ Small items obvious during showings
❌ Major foundation repairs (possible but tricky)
❌ Full system replacements unless necessary
❌ Requests that feel like nitpicking
I help you craft a request that is firm but reasonable.
7. How I Build a Strong Repair Amendment
My repair amendments include:
✔️ Specific inspection references
✔️ Specialist reports
✔️ Photos
✔️ Repair estimates
✔️ Clear, concise language
✔️ Prioritization of key items
Good documentation = strong negotiation.
8. How Sellers Typically Respond
A seller may:
✔️ Accept all repairs
✔️ Accept some repairs
✔️ Offer concessions instead
✔️ Offer a price reduction
✔️ Decline the request
If a seller refuses everything and we feel the issues are too severe, we may terminate the contract before the Option Period ends.
9. If the Seller Agrees to Repairs—How Are They Completed?
Important:
✔️ Repairs must be done by licensed professionals
✔️ Receipts are required
✔️ Work must be completed before closing
✔️ Buyers verify repairs during final walkthrough
✔️ If repairs are unacceptable, we address before funding
I make sure repairs are completed correctly so you’re protected.
10. When Concessions Are Better Than Repairs
Credits or concessions are better when:
✔️ You want control over the quality of work
✔️ Timing is tight
✔️ Seller is unlikely to hire high-quality contractors
✔️ Repair is complex
✔️ You’re planning future renovations
✔️ You want flexibility
One concession can solve multiple issues at once.
11. How Repair Amendments Affect Appraisal
If we negotiate:
✔️ Price reductions
→ This can help with appraisal.
✔️ Concessions
→ These do not affect appraised value.
✔️ Repairs
→ These typically don’t impact appraisal unless structural/safety issues are resolved.
I help you choose the most advantageous approach.
12. My Philosophy on Repair Negotiations
I always aim to:
✔️ Protect your long-term investment
✔️ Get you the best outcome
✔️ Remain respectful and realistic
✔️ Avoid “death by a thousand cuts”
✔️ Focus on major issues, not nitpicking
A good Repair Amendment is strategic—not emotional.
Bottom Line: Repair Amendments Are a Key Negotiation Tool in Texas
Used correctly, they:
✔️ Save you money
✔️ Reduce your long-term risk
✔️ Clarify seller responsibilities
✔️ Protect you from future expenses
My job is to guide you through every step—so your decision is informed, your repairs are handled correctly, and your home is a wise investment.
Want a Realtor Who Negotiates Repairs Strategically?
If you want an expert who knows how to use the Repair Amendment to your advantage, I’d love to help.
