How to Write a Repair Request After a Home Inspection (That Sellers Actually Say Yes To)
Joseph Casey
September 22, 2026
Sellers are more willing to give right now than they've been in years. Redfin reported that sellers gave concessions in 44.7% of U.S. home sales in August, the highest share for that month since at least 2020. In Atlanta, Charlotte, and Phoenix, it's closer to two out of three sales.
44.7%
of U.S. home sales in August 2026 included seller concessions
But a willing seller doesn't guarantee a yes. The repair request is where a good inspection turns into real money for your buyer — or into a week of back-and-forth that ends with nothing. The difference usually comes down to how the request is built.
Here's a six-step process for writing a repair request that is clear, fair, and easy for a seller to accept.
Step 1: Sort the Report Before You Write Anything
The most common mistake is forwarding the inspector's summary page as the request. A 40-item list tells the seller your buyer wants everything, and it makes the important items easy to dismiss.
Instead, sit down with your buyer and sort every finding into one of three groups.
| Group | What Belongs Here | Goes in the Request? |
|---|---|---|
| Safety & structural | Hazardous electrical panels, missing GFCI protection, gas leaks, active roof leaks, foundation movement, elevated radon, missing handrails | Yes — these come first |
| Major systems | Roof, HVAC, water heater, sewer line, or plumbing that's failing or at the end of its life | Yes, with cost documentation |
| Maintenance & cosmetic | Worn caulk, dirty filters, loose hardware, scuffed paint, minor settling cracks | No — let these go |
Letting the small items go isn't giving something up. It's what makes the rest of the request credible. A seller who sees five well-chosen items reads it as reasonable. A seller who sees forty reads it as a fishing trip.
Step 2: Put a Realistic Number on Every Item
A request without numbers invites the seller to guess, and sellers tend to guess low. A request with realistic cost ranges gives both sides the same starting point.
For big items like a roof, foundation, or sewer line, get a contractor bid during the inspection period. For everything else, a reliable cost range is usually enough. Here's what some of the most common requested repairs cost nationally:
| Finding | Typical Repair | National Cost Range |
|---|---|---|
| Roof at end of life | Full replacement | $8,000 – $16,000 |
| Furnace with cracked heat exchanger | Furnace replacement | $4,500 – $8,500 |
| AC condenser at end of life | Condenser replacement | $3,000 – $6,500 |
| Federal Pacific or Zinsco panel | Panel replacement | $2,000 – $4,500 |
| Water heater at end of life | 40–50 gallon tank replacement | $1,200 – $2,500 |
| Sewer line with bellies or offsets | Trenchless repair | $4,500 – $12,000 |
| Elevated radon (above 4 pCi/L) | Mitigation system | $900 – $1,800 |
| Negative grading toward foundation | Re-grade soil | $500 – $3,000 |
Local labor rates can move these numbers a lot, so check the repair cost estimates for your ZIP code before you finalize the request.
Step 3: Decide Between a Credit, a Price Reduction, or Repairs
Once you know what to ask for and what it costs, decide how your buyer wants to be made whole. Each option works best in different situations.
| Option | Works Best When | Watch Out For |
|---|---|---|
| Closing cost credit | Your buyer wants to choose their own contractor, or the timeline is tight | Can't exceed actual closing costs; lender caps apply |
| Price reduction | The issue is large (foundation, roof) and changes what the home is worth | Savings are spread over the life of the loan instead of arriving as cash at closing |
| Seller-completed repairs | A safety issue must be fixed before move-in, or the lender requires it | The seller picks the contractor and has every reason to choose the cheapest one |
Why credits are usually the cleanest option
A seller who's about to move out has every reason to go with the cheapest bid. A credit puts your buyer in control: they choose the contractor, set the standard, and schedule the work after closing. It also keeps the closing date from depending on a contractor's calendar.
Check the lender's limits first
Seller credits are capped by loan type, and a credit can never be larger than the buyer's actual closing costs. Confirm the numbers with the lender before you send the request, so you don't negotiate a credit your buyer can't use.
| Loan Type (Primary Residence) | Maximum Seller Contribution |
|---|---|
| Conventional, less than 10% down | 3% of the price |
| Conventional, 10% up to 25% down | 6% of the price |
| Conventional, 25% or more down | 9% of the price |
| FHA | 6% of the price |
| VA | 4% in concessions (plus normal closing costs) |
If the total you need goes over the cap, split it: a credit up to the limit and a price reduction for the rest.
Step 4: Write Each Item So There's Nothing to Argue About
Vague requests lead to vague repairs. If you ask the seller to “fix the water heater,” a $15 part swap technically counts. Every item in your request should say what's wrong, where the evidence is, and exactly what you're asking for.
| Vague | Specific |
|---|---|
| Fix the roof | Replace the roof per ABC Roofing's bid dated 9/14 ($11,800), or provide an $11,800 credit |
| Repair electrical issues | Replace the Federal Pacific panel (inspection report p. 18) by a licensed electrician, with permit |
| Address the water heater | Install a TPR valve discharge pipe on the water heater (report p. 24) |
| Look into the sewer line | $6,500 credit toward sewer line repair per the enclosed sewer scope and contractor estimate |
Example request language
“Based on the home inspection dated September 12, Buyer requests the following. All work to be completed by licensed contractors, with permits where required, and receipts provided no later than three days before closing:
1. Replace the Federal Pacific electrical panel (report, p. 18).
2. Install GFCI protection at kitchen and bathroom outlets (report, p. 19).
3. Repair the active leak under the primary bathroom sink (report, p. 26).
In addition, Buyer requests a closing cost credit of $9,500 toward roof replacement, per the enclosed estimate from ABC Roofing dated September 14.”
Always use your state's required form or addendum for the request. The language above is a starting point for what goes on that form, not a replacement for it.
Step 5: Send It Early, With the Evidence, in One Round
Timing matters as much as content. A request that lands on the last day of the inspection period puts everyone under pressure and leaves no room to find middle ground. Aim to send it with a few days to spare.
Include the evidence: the relevant report pages, photos, and any contractor bids. The listing agent has to take your request to their seller and explain it. Make that conversation easy.
And send one complete request. Adding items after the first round erodes trust fast. If your buyer is waiting on a specialist, like a sewer scope or a structural engineer, tell the listing agent upfront that one more item may follow and why.
Frame it as a fair deal, not a demand
Remember who's reading it. Sellers are people who have lived in the home, often for years, and it's hard for them to see it objectively. A short cover note that acknowledges what's good about the home and explains that the request covers only safety and major systems goes a long way. The goal is a fair deal that closes, not the biggest possible number.
Step 6: If the Seller Makes Repairs, Verify Them
When the seller agrees to complete work, the job isn't done until you've confirmed it. Ask for receipts, permits, and any warranties before closing. Then check every item at the final walkthrough. For major work, a short re-inspection by the original inspector is worth the fee.
If something wasn't done, or wasn't done right, you'll want to know before your buyer signs, not after they move in.
What to Do When the Seller Says No
Sometimes the answer is a counteroffer, and sometimes it's a flat no. Either way, go back to the list you built in Step 1. Which items are truly essential to your buyer, and which can they live with? Often a seller who won't make repairs will agree to a smaller credit, and that's a perfectly good outcome.
If the seller won't budge on something that matters, walking away is a reasonable decision, not a failure. We cover how to guide that conversation in how to keep deals from falling apart after the inspection, and the bigger picture on negotiating with inspection findings in our guide to inspection-driven negotiations.
Where Warm Light fits in
Steps 1 and 2 are where most of the time goes. Warm Light takes the inspector's PDF and gives you a branded summary with every finding organized by severity and a localized repair cost range next to each one. You and your buyer start the conversation from a short, priced list instead of a 50-page report.
Quick Answers
What should you ask for after a home inspection?
Focus on safety hazards, structural issues, and major systems that are failing or at the end of their life — roof, foundation, electrical, plumbing, HVAC, and water intrusion. Leave cosmetic items and routine maintenance off the list.
Is it better to ask for a credit or for repairs?
A closing cost credit is often the better choice. Your buyer picks the contractor and controls the quality of the work, and the closing timeline doesn't depend on the seller scheduling repairs. Seller-completed repairs make more sense for safety issues that must be fixed before the buyer moves in or before the lender will close.
How much can a seller credit at closing?
A credit can't exceed the buyer's actual closing costs, and lenders cap seller contributions by loan type. Conventional loans allow 3% to 9% depending on the down payment, FHA allows 6%, and VA allows 4% in concessions. Confirm the limit with your buyer's lender before you make the request.
Can you ask for repairs on an as-is sale?
Yes. An as-is sale means the seller doesn't have to agree to repairs, not that your buyer can't ask. In many contracts, your buyer can still inspect and walk away during the inspection period if the findings are serious.
The Bottom Line
A good repair request is short, specific, and backed by real numbers. It focuses on what matters, respects the seller, and gives both sides an easy path to yes.
It's also one of the clearest ways to show your buyer what they're paying you for. When they see a 50-page report turn into a focused request — and then into a credit at closing — they understand your value without you having to explain it.
Sources
- Nearly Half of Homebuyers Get Concessions From Sellers as Most Markets Tip in Buyers' Favor — Redfin (September 2026)
- Interested Party Contributions (B3-4.1-02) — Fannie Mae Selling Guide
- Single Family Housing Policy Handbook 4000.1 — U.S. Department of Housing and Urban Development
- VA Lenders Handbook, Chapter 8: Borrower Fees and Charges and the VA Funding Fee — U.S. Department of Veterans Affairs
- How to Negotiate After an Inspection — Zillow
- Repair Cost Estimates — Warm Light