Doorlark
The repair request often decides whether a deal survives inspection. These six templates keep the ask specific and tied to the report, sized so the seller can say yes and the buyer's loan still closes.
Before you write anything
- Check the deadline. The inspection or due-diligence period in the contract sets when and how the request has to be delivered. Missing it can waive the buyer's right to ask.
- Use your state's or brokerage's form if there is one. Many states have a standard amendment or repair-request form. The wording below goes in it or with it, not instead of it.
- Sort the report. Use the table below before anything goes in writing.
- Call the lender if a credit is on the table. A repair credit counts toward the loan's seller-credit limit. If the offer already asked for the maximum, a credit won't fit. Check it with the seller concessions calculator.
Sort the report: what goes in the request
| Ask for | Usually leave out |
|---|---|
| Safety hazards, such as exposed wiring, gas leaks, missing GFCI protection near water, or carbon monoxide risks | Cosmetic items like paint, worn carpet and scuffs |
| Active leaks and water getting in | Things the buyer saw at showings and priced into the offer |
| Systems that don't work: HVAC, water heater, roof leaks, plumbing, the electrical panel | Routine maintenance like caulking, filters and gutter cleaning |
| Structural concerns the inspector flagged for a specialist | Older items that still work, unless the buyer would walk over them |
| Anything the buyer's lender or appraiser requires | Bringing an older home up to current code when it works as built |
Lender-required repairs are a separate track. FHA and VA appraisals check the home against minimum property requirements, and conventional appraisals can be made "subject to" repairs. Those conditions come from the appraisal, not your inspection, and they have to be resolved for the loan to close. Ask the lender for the appraisal conditions as early as you can.
Template 1: Repairs by licensed professionals
Re: [Property address], inspection response Following the [date] inspection by [inspector/company], the buyer requests that the seller complete the following before closing, using licensed and insured contractors in the relevant trade, and provide paid invoices and any required permits at least [5] days before closing: 1. [Item], report page [#]: [specific repair, e.g., "Repair the active leak at the kitchen sink drain and replace the water-damaged cabinet floor."] 2. [Item], report page [#]: [specific repair] 3. [Item], report page [#]: [specific repair] All other terms of the contract remain unchanged. Please respond by [date and time], per [paragraph] of the contract.
Template 2: Closing credit instead of repairs
Following the [date] inspection, the buyer requests a credit of $[amount] toward the buyer's closing costs in place of repairs to the items below. The amount is based on the attached estimate(s) from [contractor(s)]. 1. [Item], report page [#]: estimate $[ ] 2. [Item], report page [#]: estimate $[ ] The buyer's lender has confirmed the credit fits within the loan's limits. All other terms remain unchanged.
Why buyers often prefer this: they pick the contractor and the quality. Why it can fail: the credit has to fit under the loan's limit and the buyer's actual closing costs.
Template 3: Price reduction
Following the [date] inspection, the buyer proposes reducing the purchase price from $[price] to $[new price], a reduction of $[amount], in place of repairs to the items listed below (estimates attached). All other terms remain unchanged.
Use this when a credit won't fit under the loan's limit. A price change usually means the lender re-issues disclosures, so tell the loan officer the same day.
Template 4: Mixed request
The buyer requests that the seller: (a) complete the following repairs, using licensed contractors and providing paid invoices before closing: [safety and lender-required items]; and (b) provide a credit of $[amount] toward the buyer's closing costs for: [other items, with estimates].
Put safety and lender-required items on the repair side, since they need to be done before closing anyway.
Template 5: Answering the seller's counter
The buyer accepts the seller's offer to repair items [#] and [#]. For item [#], the buyer requests a credit of $[amount] in place of the repair, based on the attached estimate. If the seller prefers to complete item [#], the buyer asks that a licensed [trade] do the work, with invoices provided before closing.
Template 6: Proof of repairs before the final walkthrough
Ahead of the final walkthrough on [date], please send the paid invoices, contractor license numbers, and any permits or final inspections for the repairs agreed in the [date] amendment. If any item isn't finished, please let us know by [date] so we can discuss options before closing.
How to send it so it gets a yes
- Lead with the shortest list you can defend. Listing agents judge from the first few lines whether the buyer is serious or fishing.
- Cite the report page for every item, and attach contractor estimates for anything with a dollar amount.
- Call the listing agent before you send it. Tell them what's coming and why it's reasonable.
- Describe the house, not the people. Comments about the seller, the neighbors or "the kind of buyer" a fix is for don't belong in a request.
General information, not legal advice. Contract terms, deadlines and forms vary by state. Use your state's required forms and follow your broker's process.
Sources
- Fannie Mae Selling Guide B3-4.1-02, Interested Party Contributions (credit limits)
- HUD Handbook 4000.1, FHA Single Family Housing Policy (minimum property requirements)
- VA, Funding fee and closing costs (seller credits and concessions)
- HUD, Fair Housing Act overview
Checked Oct 26, 2026.
Related
- Seller Concessions Calculator: check that a repair credit fits the loan.
- Seller Net Sheet Calculator: what a credit does to the seller's net.
- Buyer agent compensation scripts: set expectations before the offer.
FAQ
How do I write a repair request after a home inspection?
Send it before the inspection deadline in the contract, on your state's form if there is one. List each item with its report page and the specific repair or a credit amount backed by an estimate. Say who does the work (licensed contractors) and what proof is due before closing.
Is it better to ask for repairs or a credit?
A credit lets the buyer pick the contractor, but it has to fit the loan's seller-credit limit and the buyer's actual closing costs. Repairs suit safety and lender-required items. A price reduction works when a credit won't fit.
What shouldn't you ask for after a home inspection?
Cosmetic items, routine maintenance, and things the buyer saw and priced into the offer. A short list of safety, water and system items is more likely to get a yes.
Who pays for lender-required repairs?
It's negotiated, but the repairs have to be done for the loan to close. FHA and VA appraisals check minimum property requirements, so get the appraisal conditions early.