One of the most stressful moments for buyers is when we submit a Repair Amendment—and the seller pushes back or flat-out refuses to make repairs.
This happens more often than most people think.
But in Texas, you still have clear options, and most situations can still be navigated successfully.
When I represent buyers in North Texas, I help them stay calm, understand their leverage, and make smart decisions based on the condition of the home and the market.
Here’s exactly what happens—and what we can do—when the seller refuses repairs.
1. First—Sellers Are Not Required to Make Repairs
This surprises many buyers.
✔️ Texas homes are sold “as-is” unless amended
✔️ Repair requests are negotiations, not demands
✔️ Sellers can say yes, no, or counter
You’re not doing anything wrong by asking—but they’re not obligated to agree.
2. You Still Have Full Protection During the Option Period
This is why the Option Period exists.
If the seller refuses repairs and you feel the home isn’t worth the condition, you can:
✔️ Terminate the contract
✔️ Get your earnest money back
✔️ Walk away with no penalty
✔️ Look for a better home
Your only cost is the Option Fee, which is a small price for peace of mind.
3. When Sellers Refuse Repairs, We Have Four Options
Option 1: Renegotiate with a Concession
Many sellers refuse repairs but are open to:
✔️ Contributing to closing costs
✔️ Offering a price reduction
✔️ Giving a credit so you can fix it yourself
This is extremely common—especially for:
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HVAC issues
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Water heaters
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Sewer repairs
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Electrical items
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Plumbing issues
Concessions give you control over the quality of repairs.
Option 2: Push for Only the “Deal-Breaker” Items
Sometimes we narrow our request to the most critical items:
✔️ Foundation concerns
✔️ Major HVAC repairs
✔️ Roof issues
✔️ Sewer line damage
✔️ Significant plumbing leaks
✔️ Electrical safety hazards
Sellers are often more willing to say yes when the request becomes reasonable and focused.
Option 3: Move Forward As-Is
If the repairs are minor—or inexpensive—I may advise simply moving forward.
Examples:
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$100 GFCI outlets
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Minor roofing caulking
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Small plumbing adjustments
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Cosmetic imperfections
Not every item needs to be negotiated.
Option 4: Terminate the Contract
If the home has major hidden issues—foundation, roof, sewer, structural—and the seller refuses to negotiate, then terminating may be the best move.
I help you:
✔️ Understand future cost
✔️ Calculate risk
✔️ Confirm whether repair needs are too significant
✔️ Avoid a money pit
There is no shame in walking away from a bad investment.
4. Sellers Often Refuse Repairs for Predictable Reasons
✔️ They priced the home accordingly
✔️ They’re financially unable to make repairs
✔️ They’re moving fast and don’t want delays
✔️ It’s an inherited or estate property
✔️ It’s an investor flip
✔️ They already have backup offers
✔️ They expected multiple offers
✔️ The market is heavily in the seller’s favor
Understanding the motivation helps us choose the right strategy.
5. What Sellers Usually WILL Fix (Even If They Resist at First)
In my experience, sellers often agree to handle:
✔️ Roof repairs or replacement
✔️ HVAC service or repair
✔️ Electrical safety hazards
✔️ Major plumbing leaks
✔️ Sewer blockages
✔️ Termites or WDI treatment
✔️ Gas leaks
✔️ Foundation work (sometimes)
Safety + insurability = strong negotiation leverage.
6. What Sellers Rarely Fix
These are typically rejected:
❌ Cosmetic items
❌ Minor door adjustments
❌ Touch-up paint
❌ Old (but working) HVAC
❌ Old (but working) water heaters
❌ Items clearly visible during showing
I advise against asking for these—because they weaken your negotiating position.
7. How I Handle “Seller Refuses Repairs” Situations
When representing buyers, I:
✔️ Break down the cost of each repair
✔️ Evaluate long-term impact on value
✔️ Identify true deal-breakers
✔️ Craft a strategic counter-offer
✔️ Communicate firmly but respectfully
✔️ Keep your goals front and center
My goal is always the same:
Protect your investment without losing the home unnecessarily.
8. When Walking Away Is Actually the Best Decision
I will tell you directly when I believe you should terminate.
You should walk if:
❌ Major foundation repairs are needed
❌ The roof is failing and seller won’t negotiate
❌ HVAC is dying and seller refuses concessions
❌ Sewer line has serious damage
❌ The home needs more work than your budget allows
❌ Seller is unwilling to address safety issues
Your future financial stability matters more than winning a particular house.
9. Walking Away Is Not Failure—It’s Smart Buying
Some of my best client outcomes came from walking away from the wrong home and buying the right one shortly after.
The Option Period exists to protect you.
Use it wisely.
Bottom Line: If a Seller Refuses Repairs, You Still Have Options
In Texas, you always have negotiating power—especially during the Option Period.
When I represent you, I help you:
✔️ Evaluate the severity of issues
✔️ Negotiate strategically
✔️ Push for concessions
✔️ Protect your earnest money
✔️ Walk away if needed
You will never be pressured into a bad decision.
Want a Realtor Who Can Navigate Repair Negotiations with Confidence?
If you want an agent who knows how to handle tough negotiations—and how to protect your best interests—I’d love to help.
