Buyer Requested Repairs After the Home Inspection? What Katy, TX Sellers Should Know

Your buyer completed the home inspection.

Then your REALTOR® calls and says:

"We received a repair request."

For many sellers, this is one of the most stressful moments between accepting an offer and closing.

You may immediately wonder:

Do I have to make these repairs?

Can I say no?

What happens if I agree to some items but not others?

Could the buyer terminate the contract?

The first thing to understand is that a buyer's inspection report and a buyer's repair request are two very different things.

An inspector may identify dozens of observations about a home. That does not automatically mean the buyer will request that every item be repaired, and it does not automatically mean the seller is obligated to agree to everything the buyer requests.

If you receive a repair request after a home inspection, the best response usually begins with understanding exactly what is being requested, reviewing the existing contract, and evaluating the request in the context of the entire transaction.

Let's walk through what Katy, TX home sellers should know.

Does a Texas Seller Have to Make Repairs After a Home Inspection?

Not necessarily.

A buyer's request for repairs does not, by itself, automatically create an obligation for the seller to complete everything requested.

The parties already have an existing contract, and that contract establishes their respective rights and obligations.

A buyer may propose that the seller make additional repairs or agree to another modification of the transaction. The seller can then evaluate that proposal.

Depending on the circumstances and the existing contract, the seller may decide to:

Agree to the request.
Agree to certain items but not others.
Propose different terms.
Decline some or all of the requested changes.

However, sellers should also understand that buyers may have rights under the existing contract, including a negotiated right to terminate during an option period.

That's why a repair request shouldn't be evaluated in isolation.

It needs to be considered as part of the entire transaction.

Inspection Report vs. Repair Request: What's the Difference?

This distinction is extremely important.

The Inspection Report

The buyer's inspector evaluates the property within the scope of the inspection and reports their observations to the buyer.

The inspector may identify:

Maintenance recommendations
Safety concerns
Components that aren't functioning as intended
Signs of deterioration
Items requiring additional evaluation
Conditions the inspector believes should be addressed

The report can be lengthy.

That doesn't make it a repair list.

The Repair Request

After reviewing the inspection and completing additional due diligence, the buyer decides what, if anything, they want to ask the seller to address.

That is the repair request.

The two should not be confused.

Inspection report ≠ repair request.

An inspector may identify 30 items, while the buyer requests only three.

Or the buyer may request nothing.

Wait until you know what the buyer actually wants before deciding how to respond.

The Inspector Doesn't Negotiate Repairs

Another important distinction is the role of the inspector.

The inspector's job is generally to evaluate and report on the property's condition within the scope of the inspection.

The inspector does not decide:

Which repairs the seller must make.
Whether the seller should provide a concession.
How the parties should modify their contract.
Whether a seller should accept or reject a request.

Those are separate issues between the parties to the transaction.

The inspection provides information.

What happens with that information afterward is part of the real estate transaction and, when applicable, negotiations between the buyer and seller.

Can a Seller Say No to a Buyer's Repair Request?

Depending on the existing contractual obligations and circumstances, a seller may be able to decline a buyer's proposal for additional repairs.

But the more important question is often:

Should you?

That's where strategy becomes important.

Suppose the buyer requests a repair that will cost $500.

You could potentially decline it.

But if losing the transaction could mean putting the home back on the market, carrying the property for another month, and negotiating with another buyer, refusing simply because you can may not necessarily be the best business decision.

On the other hand, automatically agreeing to every request isn't necessarily the best strategy either.

The request should be evaluated in context.

Look at the Entire Transaction, Not Just the Repair

When I help a seller evaluate a buyer's request, I don't want to look at an individual repair in a vacuum.

There are several factors worth considering.

1. What Exactly Is the Buyer Requesting?

Start with the actual request.

Don't negotiate based on what you think the buyer might want.

2. How Significant Is the Issue?

A request involving a major system may deserve different consideration than a minor maintenance item.

3. What Does the Existing Contract Already Require?

This is particularly important.

A seller shouldn't agree to something new without first understanding what the contract already requires.

4. What Was Negotiated Before the Inspection?

Consider the entire deal.

Did the seller already accept a lower price?

Is the seller contributing toward the buyer's expenses?

Were other concessions already negotiated?

Those terms can be relevant when evaluating an additional request.

5. What Are Current Market Conditions?

The strategy in a strong seller's market may differ from the strategy in a market where comparable homes are taking longer to sell.

6. How Strong Is the Transaction?

There may be value in preserving a strong transaction with a qualified buyer rather than starting over.

7. What Are the Seller's Goals?

A seller relocating for work next week may approach a negotiation differently from someone who has no particular deadline.

There isn't one answer that works for every seller.

Don't Negotiate Against Yourself

This is one of the most important pieces of advice I can give a seller during the inspection process.

Imagine hearing:

"The buyer's inspection report is 55 pages."

Your mind starts racing.

You picture a massive repair list.

You start thinking about contractors.

Maybe you even start estimating how much you're willing to spend.

Stop.

The buyer hasn't necessarily asked for anything yet.

A lengthy inspection report does not automatically translate into a lengthy repair request.

Wait until you receive the actual request.

Then evaluate what is actually in front of you.

Don't begin offering solutions to problems the buyer hasn't asked you to solve.

Should You Get Estimates Before Responding?

Sometimes.

If a buyer requests something substantial, obtaining additional information may help a seller make a more informed decision.

For example, if the buyer raises a concern about an HVAC system, roof, plumbing component, or another significant item, a seller may want information from an appropriate professional before deciding how to respond.

An estimate can also provide perspective.

Something that sounds expensive may turn out to be relatively minor.

Conversely, an apparently simple request may involve more work than expected.

However, remember that the option period can move quickly. You may not always have days to collect multiple bids before responding.

Your REALTOR® can help you monitor contractual deadlines while you evaluate your options.

Repair, Credit, Price Change, or Another Solution?

Not every inspection-related negotiation has to result in the seller physically repairing something.

Depending on the contract, lender requirements, timing, and circumstances, the parties may discuss different solutions.

Those could potentially involve:

Seller completing agreed repairs.
A negotiated financial concession where permitted.
Modification of another contractual term.
A different mutually acceptable resolution.

There are important limitations.

For example, financing requirements can affect what concessions are permitted and how they must be structured. The parties should not assume that every proposed solution will be acceptable to the buyer's lender or otherwise appropriate for the transaction.

Any negotiated change should be properly documented.

Should Sellers Offer a Credit Instead of Making Repairs?

There are situations where a seller may prefer a negotiated financial solution rather than managing contractors before closing.

There can be advantages.

The buyer may be able to select the contractor they prefer and control how the work is performed after closing.

The seller may avoid the logistics of completing work under a short deadline.

However, a credit or concession isn't automatically available in every transaction.

The buyer's loan program, lender requirements, contractual terms, and other factors may affect what is permitted.

Never simply make a side agreement about money outside the closing process.

Any negotiated financial arrangement should be appropriately documented and coordinated with the necessary parties.

If the Seller Agrees to Repairs, Who Should Do the Work?

The answer depends on what the parties agree to and the nature of the work.

If repairs are negotiated, the written agreement should be sufficiently clear about what the seller is agreeing to complete.

Depending on the work, appropriate professionals may need to be used.

Sellers should avoid vague promises such as:

"Seller will fix everything on inspection report."

Aside from potentially agreeing to far more than intended, vague language can create disagreement later about whether a repair was properly completed.

Specificity matters.

Keep Repair Documentation

If you agree to complete repairs or treatments, keep complete documentation for the work performed.

Under Paragraph 7(F) of the Texas One to Four Family Residential Contract (Resale), unless otherwise agreed in writing, the seller is required to provide the buyer with documentation from the repair person showing:

The scope of the work performed
Payment for the completed work

The seller must also arrange, at the seller’s expense, for the transfer of any transferable warranties relating to the agreed repairs or treatments to the buyer at closing. Agreed work must generally be completed before the Closing Date, required permits must be obtained, and the work must be performed by properly licensed persons when licensing is required, or by persons commercially engaged in that trade when no license is required.

For that reason, sellers should retain invoices, paid receipts, contractor information, warranties, permits when applicable, and other documentation showing that the agreed work was properly completed.

That is materially better than saying the buyer “may want confirmation,” because the contract itself requires specified documentation when Paragraph 7F applies.

Can the Buyer Reinspect Repairs?

Buyers may want to verify that agreed repairs were completed.

Depending on the transaction, they might conduct a visual review, have their inspector return, or have another professional evaluate the completed work.

This is another reason repairs should be performed carefully and documentation retained.

Trying to complete a negotiated repair as cheaply as possible without regard to workmanship can create another dispute right before closing.

The objective should be to complete whatever was actually agreed upon.

What If the Buyer and Seller Can't Agree on Repairs?

Sometimes the parties simply don't reach an agreement on additional requested repairs.

What happens next depends on the existing contract and timing.

For example, if the buyer still has a contractual right to terminate during an option period, the buyer may decide whether to exercise that right according to the contract.

If that right has expired, other provisions of the contract may become relevant.

Neither buyers nor sellers should assume that disagreement over a repair request automatically terminates the contract.

The existing agreement matters.

For questions about legal rights under a particular contract, the parties should consult an attorney.

Can the Buyer Terminate During the Option Period Because of Repairs?

Under commonly used Texas residential contracts, a buyer who has negotiated an unrestricted right to terminate during the option period may generally exercise that right within the contractual deadline according to the terms of the agreement.

That right is important when evaluating a repair negotiation.

A seller may have the ability to reject a request, while the buyer may simultaneously have a contractual ability to terminate during the option period.

That's why successful negotiation isn't simply about determining who can say "no."

It's about understanding the options available to both parties and deciding what makes sense for the seller's overall goals.

What About Repairs Required by the Lender?

This is a different situation.

Sometimes an appraisal or lender requirement identifies a condition that must be addressed for the buyer's financing to proceed.

That shouldn't automatically be treated the same as a buyer's discretionary inspection request.

The contract, loan program, lender requirements, and circumstances need to be considered.

We'll address lender and appraisal-related conditions separately in the upcoming article about the home appraisal process.

What If the Inspection Reveals Something the Seller Didn't Know?

This deserves special attention.

Suppose an inspection or subsequent evaluation reveals information about the property's condition that the seller genuinely didn't know before.

Even if the current transaction doesn't close, that new information may potentially affect the seller's disclosure obligations going forward.

Sellers shouldn't assume they can simply forget information they've learned about their property.

Texas seller disclosure requirements can be fact-specific, so if newly discovered information raises a question about disclosure obligations, discuss it with your REALTOR® and consult an attorney when appropriate.

Should You Make Repairs Before Listing Your Home?

Sometimes addressing known maintenance items before listing can reduce friction later.

That doesn't mean sellers should renovate their homes simply because they're selling.

Instead, the question is whether there are known conditions that are likely to concern buyers or interfere with the transaction.

This is something I often discuss with sellers before we ever put the home on the market.

A thoughtful pre-listing strategy can sometimes prevent avoidable negotiations after an inspection.

Jonathan's Local Insight

When I receive a buyer's repair request, I don't recommend that my seller immediately start saying yes or no to individual items.

First, I want to understand the request as a whole.

What is the buyer actually concerned about?

Which items appear most important to them?

What does our existing contract already require?

What was already negotiated when we agreed on the sales price and other terms?

What are current market conditions?

How strong is the transaction?

What outcome best supports my seller's goals?

Sometimes an agreement involves repairs.

Sometimes the parties negotiate another solution.

Sometimes the seller may decide not to agree to a particular request.

The goal isn't necessarily to "win" every individual item.

The goal is to evaluate the request strategically while keeping the seller's overall objective in mind, which is usually to reach closing on terms they're comfortable accepting.

After working through hundreds of real estate transactions, I've found that the most productive repair negotiations are usually the ones where everyone slows down, separates significant concerns from minor items, and focuses on finding a workable solution.

Frequently Asked Questions About Buyer Repair Requests

Does a Texas seller have to make repairs after an inspection?

Not automatically. A buyer may request repairs or propose other changes, but the seller's obligations depend on the existing contract and any subsequent agreement between the parties.

Can a seller refuse all repairs?

Depending on the contract and circumstances, a seller may decline additional repair requests. However, the buyer may also have contractual rights, including a negotiated right to terminate during an option period.

Does everything on the inspection report need to be repaired?

No. An inspection report documents the inspector's findings. It is not automatically a seller repair list.

Can a seller agree to some repairs and reject others?

Depending on the circumstances, the parties may negotiate which requested items, if any, the seller agrees to address.

Can a seller give the buyer money instead of making repairs?

Sometimes another financial solution may be negotiated, but loan program limits, lender requirements, the contract, and other factors can affect what's permitted. Any agreement should be properly documented.

Should sellers get repair estimates?

For significant items, obtaining information from an appropriate professional can help the seller better evaluate a request when time permits.

Can the buyer terminate if the seller refuses repairs?

That depends on the buyer's contractual rights and applicable deadlines. A buyer with an unrestricted right to terminate during an option period may have the ability to exercise that right according to the contract.

Can the buyer inspect completed repairs?

Buyers may seek to verify that negotiated repairs were completed. The specific circumstances and agreements between the parties will matter.

What if an inspection uncovers a previously unknown defect?

New information about a property's condition may raise disclosure considerations. Sellers should discuss the circumstances with their REALTOR® and consult an attorney regarding legal disclosure obligations when appropriate.

The Bottom Line for Katy, TX Home Sellers

Receiving a repair request after a home inspection doesn't mean your transaction is falling apart.

It means you've reached another negotiation point in the home-selling process.

Remember these five things:

An inspection report is not automatically a repair request.
A repair request is not automatically a seller obligation.
Don't negotiate against yourself before knowing what the buyer actually wants.
Evaluate the request in the context of the entire transaction.
Any agreement should be clearly and properly documented.

Most importantly, don't let the emotion of seeing a long list of requested items cause you to lose sight of your larger objective.

The question isn't simply:

"Do I want to fix this?"

The better question is:

"Given the contract, the market, this buyer, the cost, and my goals, what response makes the most sense for me?"

That's where thoughtful representation and negotiation become particularly valuable.

Thinking About Selling Your Home in Katy, TX?

Negotiating an offer is only one part of selling a home.

Option periods, inspections, repair requests, appraisals, financing, title issues, and closing all require careful coordination after the contract is signed.

If you're considering selling your home in Katy, TX or the Greater Houston area, I'd be happy to help you understand the process before you ever put your home on the market.

Jonathan McNabb, REALTOR®
Broker/Owner | Nest Ahead

Call or text: 281.549.8099
Text preferred due to appointments.

NestAhead.com

This article provides general real estate information and is not intended as legal advice. Contract terms, financing requirements, and individual circumstances vary. Consult an attorney regarding your specific legal rights or obligations.

About the Author

Jonathan McNabb, REALTOR® is the Broker/Owner of Nest Ahead and has nearly 30 years of combined experience in the real estate and legal industries. He works with buyers and sellers throughout Katy, TX and the Greater Houston area, helping clients navigate pricing, marketing, offers, negotiations, option periods, inspections, repair requests, appraisals, and closing.

Jonathan believes successful representation extends well beyond putting a home in the MLS. His approach emphasizes preparation, communication, market knowledge, and strategic negotiation so sellers understand their options and can make informed decisions throughout the transaction.

Buyer Requested Repairs After the Home Inspection? What Katy, TX Sellers Should Know (2026)