A lot of sellers get offended when repair requests come in after the buyer's inspection. It's normal to feel that way, but this is a completely standard part of the process, and knowing what's coming next makes all the difference.
Key Takeaways
- The buyer's inspection, or due diligence period, usually happens within the first 10 days of the contract.
- Once you receive the buyer's repair requests, you typically have 5 days to respond, you're not rushed into a decision.
- There are three common options: accept all requests, counter with partial repairs or a credit, or decline everything, though declining gives the buyer 5 more days to decide if they still want to cancel.
- Traditional home warranties generally don't cover pre-existing conditions, which is exactly why buyers often request repairs or servicing before closing.
- About 15 percent of deals cancel, many during the inspection period, so it's a normal risk, not a sign something's gone wrong.
Don't Take It Personally
I lead a team that sells hundreds of homes every year, so I've seen every reaction possible when sellers get their buyer's repair requests. A lot of sellers get offended. They think, how dare they ask for all of these repairs, they're not buying a brand new home, what do they expect? And they're right, the buyer isn't buying a brand new home.
But try flipping it around. How would you feel if you were the buyer? They likely didn't know about these issues when they made the offer on your home. Maybe they're asking you to treat for termites, replace broken roof tiles, or fix a serious safety concern. This is all normal and part of the process, so try not to take it personally. Sometimes a buyer won't ask for any repairs at all, but that's genuinely rare, even a buyer who bought your home as-is may still ask for some.
The Inspection Period: What Happens and When
The inspection period, also called the buyer's due diligence period, usually happens within the first 10 days of the contract. During this time, buyers hire inspectors, review HOA rules, check the CC&Rs, and generally dig into everything about your home.
On that final 10th day, you'll receive the inspection reports and, likely, the buyer's repair requests. Once you receive that list, you officially need to respond, but you're not rushed. You actually have 5 days to carefully think through your response, get quotes, talk to your agent, and decide the best approach, because your answer can genuinely make or break the deal.
Your Options: Accept, Counter, or Decline
You have a few real paths forward once repair requests come in.
You can accept everything. Any repairs you agree to don't need to be completed until 3 days prior to closing. Keep your receipts, since the buyer will check them at their final walkthrough to confirm everything's done.
You can counter their requests. Maybe you only want to complete some of the repairs, or maybe you'd rather offer a credit at closing so the buyer can handle the repairs themselves. If you offer a credit, the title company deducts it from your proceeds and pays the buyer directly at closing. Not every buyer wants a credit though, so make sure your agent confirms this with the buyer's agent before you submit your official written response.
The last option is a riskier one: you can decline all of their requests. Here's what matters here. Unless you accept all their requests outright, which ends the inspection period entirely, the buyer gets an additional 5 days to decide if they still want your home once your agent submits the official signed BINSR response. During that window, they can cancel the contract and receive their full deposit back if they're not happy with how you responded.
An Ounce of Prevention
Fixing small or known issues before the buyer's inspection can prevent an overwhelming repair list and meaningfully reduce the chances of the buyer cancelling altogether. It's worth remembering that all homes, even brand new ones, have issues. Inspectors are paid to find them, that's literally their job.
The Home Warranty Misconception
The inspection period can genuinely be stressful, but it's a normal and important part of the transaction. Some sellers assume the home warranty the buyer is purchasing will cover all of these issues, but that's usually not the case. Unless you're talking specifically about a builder warranty, traditional home warranties generally don't cover pre-existing conditions.
So if something like the AC isn't working before closing, the warranty company won't step in to fix it, because it was already broken before they took over the policy. That's often exactly why buyers request repairs or servicing, like adjusting AC splits, before closing. They need proof that everything was working properly beforehand to ensure the warranty will actually cover it once they take ownership. In other words, home warranties usually won't bail out unresolved repair requests.
The Bottom Line
Having an experienced team on your side is crucial here. Your agent's negotiation skills and their ability to keep the deal together are what make the real difference. But even the best agent in the world can't save every contract. About 15 percent of deals cancel, many of them during the inspection period.
If you find yourself in this spot, take a deep breath, review your options carefully, and remember that this is a normal part of the process. With the right team behind you, you can handle repair requests strategically and keep your sale moving smoothly toward closing day.
Frequently Asked Questions
How long does a buyer have to complete their home inspection in Arizona?
The inspection, or due diligence period, typically happens within the first 10 days of the contract. This can be negotiated shorter or longer depending on the offer.
How long do sellers have to respond to a buyer's repair requests?
Sellers typically have 5 days to respond once they receive the buyer's repair request list, giving them time to get quotes and talk with their agent before deciding.
What are a seller's options when they receive a repair request?
Sellers can accept all requests, counter with partial repairs or a credit at closing, or decline everything, though declining gives the buyer an additional 5 days to decide whether to cancel and receive their deposit back.
When do agreed-upon repairs need to be completed?
Any repairs a seller agrees to don't need to be completed until 3 days prior to closing, though sellers should keep receipts since buyers typically verify completed work at their final walkthrough.
What happens if a seller declines all repair requests?
Once the seller's official BINSR response is submitted, the buyer has an additional 5 days to decide whether they still want to move forward. If they're unhappy with the response, they can cancel typically and receive their full earnest deposit back.
Do most home sales survive the inspection period?
Most do, but about 15 percent of all deals cancel, and a significant share of those cancellations happen during the inspection period, so it's a normal risk rather than a sign something has gone wrong.
