How to Negotiate Repairs After a Home Inspection in Texas
The Inspection Is Done — Now What?
Getting the home inspection report back is one of the most critical moments in any Texas home purchase. You'll likely see a long list of items — some minor, some major. Your job isn't to panic, it's to prioritize and negotiate strategically.
In Texas, you have the option period (typically 5–10 days) to review the inspection results and decide how to proceed. Here's how to handle repairs the smart way.
Step 1: Categorize the Issues
Not every inspection finding requires negotiation. Sort them into three buckets:
Safety and structural issues – Foundation problems, active roof leaks, electrical hazards, HVAC failures. These are worth negotiating hard on.
Significant deferred maintenance – Water heater nearing end of life, aging HVAC, damaged plumbing. Reasonable to request credit or repair.
Cosmetic or minor items – Caulking, paint touch-ups, small cracks. Generally not worth fighting over — expect to handle these yourself.
Step 2: Get Contractor Estimates
Before submitting a repair request, get real quotes from licensed Texas contractors for the big items. This gives you a concrete number to bring to the table and strengthens your negotiating position. Vague requests like "please fix the HVAC" are weaker than "we're requesting a $4,200 seller credit based on this HVAC contractor estimate."
Step 3: Choose Your Approach — Repairs vs. Credit
You have two main options when requesting remediation:
Ask the seller to make repairs – The seller hires a contractor before closing. Upside: issue is resolved. Downside: you don't control the quality or contractor chosen.
Request a seller credit – Seller reduces the purchase price or contributes to closing costs. Upside: you choose your own contractor and timeline. This is often the preferred approach in Texas.
In competitive markets, sellers are less likely to make concessions, so a smaller targeted request for only the major items is usually more effective than a laundry list.
Step 4: Use the TREC Amendment to Contract
In Texas, repair requests are formalized through the TREC Amendment to Contract (TREC No. 39-9). This form documents what the seller agrees to repair or credit, and must be signed by both parties before the option period expires.
Key fields in the amendment include:
Specific items the seller will repair
Dollar amount of any seller credit
Deadline for repairs to be completed
Step 5: Know When to Walk Away
If the seller refuses all repairs and the inspection revealed serious structural or safety issues, it may be smarter to terminate during the option period and keep your earnest money. A bad deal at the wrong price is still a bad deal — no matter how much you love the house.
Common Mistakes Texas Buyers Make
Asking for every single item on the inspection report (sellers push back hard)
Waiting until the last day of the option period to negotiate (gives you no time to counter)
Agreeing to seller repairs without specifying a licensed contractor and completion deadline
Not getting a final walkthrough to verify repairs were completed properly
How KAT Realty Handles Repair Negotiations for Texas Buyers
At KAT Realty, we review every inspection report with our buyers and craft a strategic repair request — focusing on what matters most and what will actually move the needle with sellers. We draft the TREC amendment, track deadlines, and schedule the final walkthrough to verify all agreed repairs are done.
All of this is included in our flat fee of $4,999. Contact KAT Realty to find out how we help Texas buyers win — even after inspection.
