When you sell a home in Frisco, Prosper, McKinney, Plano, Celina, Little Elm, Allen, Aubrey, or anywhere in North Texas, one of the biggest moments in the contract process is the repair negotiation during the Option Period.
This is the stage where:
✔️ Buyers complete inspections
✔️ Inspectors outline issues
✔️ Buyers submit a repair amendment
✔️ Sellers respond with repair choices or concessions
✔️ Both sides negotiate terms
Handled well, this stage keeps the transaction smooth and predictable.
Handled poorly, it creates stress, delays, or even termination.
I guide sellers through this entire process so you know exactly what’s reasonable, what’s not, and how to protect your bottom line.
1. Repairs Are Negotiated During the Option Period
The Option Period is a short window where the buyer:
✔️ Inspects the home
✔️ Identifies issues
✔️ Requests repairs or concessions
✔️ Has the right to terminate for any reason
This is where the negotiation happens—not later.
2. Inspections Are Designed to Protect the Buyer
Buyers usually order:
✔️ General inspection
✔️ HVAC inspection
✔️ Foundation evaluation
✔️ Roof inspection
✔️ Termite/WDI inspection
✔️ Sewer scope (older homes)
✔️ Chimney inspection
✔️ Pool inspection (if applicable)
The report will ALWAYS show many items—usually 20–50 pages.
This is normal.
3. The Buyer Submits a Repair Amendment (TREC Form)
After inspections, the buyer submits one of the following:
A) A request for SPECIFIC repairs
Examples:
✔️ “Repair HVAC to normal working condition”
✔️ “Replace broken window”
✔️ “Fix active plumbing leak”
B) A request for money instead of repairs
This is called a seller concession or repair credit.
C) A combination of both
Most common.
4. What Buyers Typically Ask For in North Texas
Common repair requests include:
✔️ HVAC servicing or repair
✔️ Roof repairs or replacement (hail damage)
✔️ Foundation evaluation
✔️ Plumbing leaks/drips
✔️ Electrical panel corrections
✔️ GFCI outlets
✔️ Exterior wood rot
✔️ Window seals
✔️ Broken tiles
✔️ Grading/drainage concerns
✔️ Water heater issues
Buyers usually focus on:
✔️ safety issues
✔️ major systems
✔️ structural concerns
✔️ high-cost items
They rarely ask for cosmetic fixes unless the home is significantly outdated.
5. What Sellers Are NOT Required to Fix
Texas is an as-is state by default.
You’re NOT contractually required to fix:
❌ Cosmetic items
❌ Upgrades
❌ Minor wear
❌ Loose door hinges
❌ Older appliances
❌ A/C systems that work but are old
❌ Windows with broken seals (depends on buyer)
❌ Anything not requested in the amendment
BUT—strategic fixes can help the sale.
6. What Sellers Should Fix (Strategically)
I always focus on items that:
✔️ Might cause the buyer to walk
✔️ Another buyer would ask for anyway
✔️ An appraiser might flag
✔️ Represent functional or safety problems
Examples:
✔️ Active leaks
✔️ Electrical safety issues
✔️ HVAC not cooling/heating properly
✔️ Major roof issues
✔️ Foundation problems
✔️ Non-functioning water heater
Fixing these prevents renegotiation later.
7. When It’s Better to Offer a Credit Instead of Repairs
Credits are often smarter than repairs when:
✔️ Time is tight
✔️ You want to avoid delays
✔️ You don’t want to manage contractors
✔️ The buyer has specific repair preferences
✔️ The home is older and multiple items need work
Credits allow buyers to choose their own contractor and timeline.
8. How Much Should You Offer?
I help estimate reasonable concessions based on:
✔️ Local contractor costs
✔️ The severity of issues
✔️ Inspection report details
✔️ Market leverage (buyer or seller market?)
✔️ How close we are to appraisal
I never recommend offering more than the issue reasonably warrants.
9. How I Negotiate Repairs for Sellers
My goals:
✔️ Keep the contract alive
✔️ Avoid unnecessary costs
✔️ Protect your net proceeds
✔️ Resolve issues quickly
✔️ Stay ahead of appraisal concerns
✔️ Maintain a positive relationship with the buyer
My negotiation style is professional, firm, and solution-oriented—not emotional.
10. When Sellers Have Leverage
You have leverage when:
✔️ Multiple offers came in
✔️ You’re under contract quickly
✔️ Buyer’s financing is strong
✔️ Inspection concerns are minor
✔️ Market inventory is low
✔️ Buyer is emotionally invested
In these cases, we negotiate aggressively.
11. When Buyers Have Leverage
Buyers have leverage when:
✔️ Market inventory is high
✔️ Your home took long to go under contract
✔️ Several issues were found during inspection
✔️ You’re close to appraisal day
✔️ The home is older or poorly maintained
In these cases, smart compromise prevents termination.
12. Typical Repair Amendments I See
Most amendments fall into one of three categories:
Category 1 — Minor Repairs Only
Examples:
✔️ GFCI outlets
✔️ Small leaks
✔️ Light fixtures
✔️ Smoke detectors
✔️ Wood rot
Category 2 — Moderate Repairs or Credits
Examples:
✔️ HVAC tune-up
✔️ Roof repairs
✔️ Window seal replacements
✔️ Drainage correction
✔️ Electrical panel updates
Category 3 — Major Repairs
Examples:
✔️ Foundation repair
✔️ Major electrical issues
✔️ Roof replacement
✔️ Plumbing line repairs
✔️ Large HVAC components
These require careful negotiation and documentation.
13. What Happens If You Refuse Repairs?
The buyer can:
✔️ Accept “as-is”
✔️ Request a smaller concession
✔️ Terminate the contract
Buyers rarely walk over minor items—but major issues can jeopardize the sale.
14. My Rule of Thumb
**Fix what would cause a new buyer to ask for the same repair.
Offer concessions when it helps you finish the sale cleanly and profitably.**
Bottom Line: Repair Negotiations Don’t Have to Be Stressful
When I represent you, I help you:
✔️ Interpret inspection reports
✔️ Identify major vs. minor issues
✔️ Decide whether repairs or credits make more sense
✔️ Avoid unnecessary expenses
✔️ Protect your net proceeds
✔️ Keep the buyer confident and committed
✔️ Negotiate with clarity and strategy
The goal is simple:
Close the sale at the best possible terms—without surprises.
Want Help Understanding a Buyer’s Repair Amendment?
I can walk you through it and tell you exactly what’s reasonable.
📞 Call or Text: (254) 644-5297✉️ Email Me
