How Do I Handle Repair Requests After a Home Inspection?

You accepted an offer. You are feeling good. Then the buyer's home inspection comes back, and suddenly you have a list of repair requests sitting in your inbox. It can feel overwhelming, even confrontational. But it is a normal part of almost every real estate transaction in Georgia.

How you handle repair requests can make or break your sale. Handle them well, and you close on schedule with happy buyers. Handle them poorly, and you risk losing the deal entirely. Here is exactly what you need to know about navigating inspection repair negotiations as a Georgia seller.

What Happens When the Buyer Submits Repair Requests

In a typical Georgia real estate transaction, the buyer has a due diligence period (usually 7 to 14 days) during which they can schedule inspections. The buyer's inspector goes through the property and produces a detailed report. The buyer's agent then submits a formal request for repairs, often called a "request to cure" or amendment to the purchase agreement.

This document lists specific items the buyer wants addressed before closing. It may ask you to fix certain things, or it may propose a reduction in the purchase price so the buyer can handle repairs after closing. You and your agent review the list, decide how to respond, and negotiate from there.

The key thing to remember is that this is a negotiation, not a demand. You are not obligated to say yes to everything. But you do need to respond in good faith and within the timeframe specified in your contract, typically three to five days.

Three Options: Fix, Reduce, or Decline

Option 1: Fix Before Closing

This is the most straightforward approach. You hire a licensed contractor, complete the requested repairs, and provide receipts or invoices to show the work was done. The buyer typically has the right to re-inspect to confirm the repairs are satisfactory.

Fixing items yourself gives you control over the quality and cost of the work. You can shop around for quotes, use contractors you trust, and ensure the job is done right. The downside is that you have to manage the logistics and pay out of pocket, though the money comes back to you at closing.

Option 2: Accept a Price Reduction and Handle Repairs After Closing

Instead of making repairs yourself, you can agree to a reduction in the purchase price. The buyer then handles the repairs themselves after closing using the savings from the lower price. This is often a clean option because it avoids the hassle of scheduling contractors, managing timelines, and worrying about whether the repairs will pass re-inspection.

Price reductions are especially useful for items where the buyer might want to choose their own materials or contractor, or when the repair window is too tight to get the work done before closing. The reduction amount is negotiable, and it is reflected as a lower sale price on the final contract. Note that due to current lending regulations, seller credits at closing for repairs are no longer permitted, so a price reduction is the correct way to accomplish this.

Option 3: Decline the Requests

You always have the right to say no. If the buyer's requests are unreasonable, excessive, or relate to items that were disclosed upfront or are considered normal wear and tear, you can decline them. The contract may give the buyer the right to walk away in response, depending on how your agreement is written.

Declining is a strategic move, not a refusal to negotiate. You might say no to minor items while offering to address the major ones. Or you might push back on a request for a new roof when the existing one still has years of useful life. The key is to know when to hold your ground and when to compromise.

Georgia-Specific: How This Works in the Attorney-Led Closing Process

Georgia is one of the few states where real estate closings are handled by attorneys rather than title companies. This affects how repair negotiations play out in a few important ways.

When you and the buyer agree on repairs, the terms are documented in an amendment to the purchase and sale agreement. Your attorney reviews the amendment to ensure it is legally sound before both parties sign. If the repair involves a price reduction, the attorney handles the adjustment on the closing statement (the HUD-1 or Closing Disclosure).

One advantage of Georgia's system is that the attorney acts as a neutral third party who can help mediate disputes. If you and the buyer cannot agree on a repair, the attorney may facilitate a compromise that keeps the deal moving forward. This is especially helpful when emotions run high, as they often do during inspection negotiations.

Also, Georgia's standard purchase agreement (GAR forms) gives sellers specific rights regarding repair requests. Typically, the seller has the right to choose whether to repair, reduce the price, or decline each item. You are not required to accept everything on the buyer's list, and the buyer cannot unilaterally demand specific repairs unless the contract says otherwise.

What Repairs Are Expected vs. Excessive

One of the hardest things for sellers is figuring out which requests are reasonable and which ones cross the line. Here is a general breakdown based on what we see across 360-plus transactions.

Reasonable Repair Requests

• Safety hazards. Exposed wiring, broken stair railings, carbon monoxide detector issues. These are non-negotiable and should always be addressed.
• Structural defects. Foundation cracks, roof leaks, significant water damage. Buyers have a reasonable expectation that the structure is sound.
• Non-functioning systems. A broken HVAC system in July or a plumbing leak under the sink. Systems that do not work as intended are fair game for repair requests.
• Code violations. Any condition that does not meet current building codes and was not grandfathered in. This is a legitimate concern for any buyer.

Excessive or Unreasonable Requests

• Normal wear and tear. Scuffed baseboards, faded paint, worn carpet that was disclosed. These are expected in any lived-in home and are not repair items.
• Cosmetic preferences. The buyer wanting a different color paint, new light fixtures for style reasons, or upgraded appliances. These are wants, not needs.
• Pre-existing disclosed items. If you disclosed a known issue in your seller's disclosure and the buyer still made an offer, they cannot later demand you fix it.
• Items past their useful life. An aging roof that still keeps out water, or a 15-year-old HVAC that still works. Functional but older systems are not defects.

How to Negotiate: Don't Reject Everything

We have seen sellers make the mistake of dismissing every repair request out of principle. They feel attacked or think the buyer is being greedy. In our experience, that approach almost never ends well.

Here is the strategy that works. Prioritize the requests by severity. Structural and safety items should be addressed, either by fixing them or negotiating a price reduction. These are the items that could cause the deal to fall through or come back as a liability after closing.

For moderate items, offer a compromise. If the buyer asks for a new water heater and the current one is functional but older, offer a home warranty instead. If they want several small electrical fixes, agree to a price reduction that covers the estimated cost rather than itemizing each one.

For minor or cosmetic items, politely decline with an explanation. "The roof is 12 years old with no leaks. Our disclosure noted its age, and the inspection confirmed it is functioning normally. We are not able to reduce the price for this item."

The key principle is that you want to keep the deal together. A reasonable buyer who sees you addressing the important items will be more willing to let the small stuff go. A buyer who feels stonewalled may walk away entirely.

The Cost of Saying No

There is a real cost to refusing everything. The buyer can walk away. In Georgia, the buyer's due diligence period allows them to terminate the contract for almost any reason and get their earnest money back. If the inspection reveals issues and you refuse to address them, the buyer may decide the risk is not worth it.

When a buyer walks away, you are back on the market. The home now has a history: an expired or terminated contract, which can be a red flag to future buyers. You have lost time, and days on market is the single biggest factor in determining final sale price. Data from FMLS across NW Metro Atlanta shows that homes with more than 30 days on market sell for an average of 3 to 5 percent less than homes that sell in under two weeks.

The math is simple. Spending $2,000 to fix a few inspection items is almost always better than risking a $15,000 to $25,000 price reduction on a re-listed home. We have seen sellers lose far more money by being stubborn on a $500 repair than they saved by refusing it.

That said, there are times when it makes sense to hold firm. If the buyer's requests are truly excessive or the buyer is negotiating in bad faith, it may be worth letting the deal go. But those cases are rare. In most transactions, compromise is the smartest financial decision.

How Team Haigh Handles Repair Negotiations

After 360-plus transactions across Cobb, Paulding, Cherokee, and Bartow counties, we have developed a clear process for handling inspection negotiations.

First, we review every repair request with you and explain what is typical for your market and price range. Not every request deserves the same response, and we help you separate the must-fix items from the nice-to-haves.

Second, we prepare a written response that is firm on the items that matter and flexible on the ones that do not. We have learned over hundreds of transactions that how you say something is just as important as what you say. A respectful, professional response goes a long way toward keeping the deal on track.

Third, we handle the back-and-forth with the buyer's agent so you do not have to. We know which agents are reasonable and which ones push hard, and we adjust our strategy accordingly. Our goal is always the same: close the deal at the best possible price and terms for you.

Finally, we coordinate any approved repairs with trusted local contractors we have worked with for years. We get competitive quotes, schedule the work, and verify it is completed to standard. You do not have to manage a single thing.