What You're Required to Fix vs. What's Negotiable

Texas law requires sellers to disclose known material defects, but you're generally not required to repair items found during inspection—this is negotiable between buyer and seller.

Common Inspection Requests:

✅ Major Systems Issues
HVAC not functioning, roof leaks, foundation concerns, plumbing or electrical hazards, structural problems.

✅ Safety Issues
Missing GFCI outlets, handrail violations, tripping hazards, fire safety concerns.

✅ Minor Maintenance Items
Leaky faucets, worn caulking, missing outlet covers, cosmetic issues.

Your Response Options:

1. Agree to Make Repairs
You hire contractors to complete work before closing. Get multiple bids, use licensed contractors, and provide receipts to buyer.

2. Offer Credit at Closing
Provide dollar amount credit to buyer at closing, allowing them to handle repairs after purchase. Often simpler than coordinating repairs during escrow.

3. Negotiate a Compromise
Agree to some items, decline others, or offer partial credit. Most inspection negotiations result in compromise.

4. Decline All Repairs
In strong seller's markets or as-is sales, you can decline repair requests. Buyer must then decide whether to proceed or terminate (if still within option period).

Our Approach to Inspection Negotiations:

We help you evaluate which requests are reasonable based on:

✅ Item severity (safety issues vs. cosmetic concerns)
✅ Cost to repair vs. impact on deal
✅ Market conditions (seller's vs. buyer's market)
✅ Comparable sales and standard practices
✅ Your timeline and ability to coordinate repairs

Goal: Reach fair resolution that keeps the sale on track while protecting your interests and avoiding unnecessary concessions.

Key Milestones and Timelines:

Days 1-10:

✅ Option period and inspections
✅ Inspection negotiations
✅ Appraisal ordered and completed
✅ Buyer's lender processes loan application
 

Days 10-25:

✅ Title work completed
✅ Inspection repair negotiations finalized
✅ Any agreed repairs completed
✅ Buyer's financing moves through underwriting
Final loan approval (clear to close)
 

Days 25-30+:

✅ Final walkthrough (24-48 hours before closing)
✅ Closing documents prepared
✅ Closing scheduled
✅ Final utilities coordination

Maintain Property Condition
You're obligated to maintain the property in the same condition as when the contract was signed (normal wear and tear excepted). Don't remove fixtures, landscaping, or items included in the sale.

Complete Agreed Repairs
If you agreed to repairs, complete them using licensed contractors and provide documentation to the buyer before closing.

Keep Utilities On
Maintain water, electric, and gas service through closing day for final walkthrough and buyer's inspection verification.

Prepare for Final Walkthrough
Buyer conducts final walkthrough 24-48 hours before closing to verify property condition and confirm agreed repairs are complete. Home should be clean, empty (if you've moved), and in agreed-upon condition.

Coordinate Your Move
Plan your move-out timeline to align with closing. In Texas, possession typically transfers at closing unless otherwise negotiated.

What Happens:

✅ Buyer and their agent walk through the property 24-48 hours before closing to verify:

✅ Property condition unchanged since contract
✅ Agreed repairs completed satisfactorily
✅ All items included in sale are present
✅ No new damage occurred
✅ Systems functioning properly

Your Preparation:

✅ Home clean and empty (or as negotiated)
✅ All agreed repairs complete with documentation
✅ Utilities on and systems operational
✅ Garage door openers, keys, and manuals ready for buyer
✅ Any included items (appliances, fixtures) in place

If Issues Are Found:
Minor issues are typically resolved with credits at closing or quick fixes. Major issues (new damage, missing included items, incomplete repairs) may delay closing until resolved.