What Repairs Should I Ask a Seller to Make?

by Hunt Brothers Realty

After a home inspection, buyers generally benefit from focusing repair requests on significant defects rather than asking the seller to correct every item in the inspection report. Roof leaks, water intrusion, unsafe electrical conditions, plumbing failures, structural concerns, malfunctioning HVAC equipment, wood-destroying organism damage and conditions affecting insurance or financing often deserve greater attention than cosmetic wear or routine maintenance. What a seller is actually required to repair depends on the signed purchase contract. Before negotiating, buyers should have important findings evaluated by the appropriate qualified inspector, contractor, engineer or other professional.

An inspection report is best treated as a property-condition document, not an automatic repair list. Hunt Brothers Realty's guide to what happens when a Florida home inspection finds problems explains why the next step depends on the severity of the findings, the purchase agreement and the buyer's priorities.

Quick Answers About Repairs to Request After a Home Inspection

Should I Ask the Seller to Fix Everything in the Inspection Report?

Usually, that is not the most useful way to approach an inspection negotiation. Inspection reports frequently contain maintenance observations, minor defects and cosmetic items along with more consequential findings. A focused request addressing the issues that materially affect safety, function, cost, insurance or financing can make the negotiation easier to evaluate.

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

Not automatically. The seller's obligations depend on the signed purchase agreement. The commonly used Florida Realtors/Florida Bar AS IS contract generally does not obligate a seller to repair defects simply because they are identified, while other contracts can establish specific inspection and repair procedures.

What Repairs Should I Prioritize?

Consider prioritizing unexpected problems involving the roof, active leaks, moisture intrusion, structure, electrical system, plumbing, HVAC, wood-destroying organisms and other conditions that could materially affect the home's use, insurance, financing or expected ownership costs. The appropriate priorities depend on the specific property and professional findings.

Should I Ask for Repairs or a Seller Credit?

Either approach can make sense. A seller-completed repair may be useful when work needs to be finished before closing, while an allowable credit can potentially give the buyer more control over the contractor and scope after closing. Credits are subject to contract and lender requirements, so financed buyers should confirm what is permitted before negotiating one.

Can I Ask for Repairs on an As-Is Home?

Yes, a buyer can generally ask. However, an as-is seller may not be contractually obligated to agree. Hunt Brothers Realty's guide to negotiating repairs on an as-is Florida home explains the distinction between requesting a concession and having a contractual right to one.

Should I Get Repair Estimates Before Negotiating?

For significant defects, professional estimates can provide much better information than guessing at repair costs. A specialist may also determine that a problem is smaller or larger than it appeared during the general inspection.

What if the Seller Refuses to Make Repairs?

Your options depend on the contract and timing. Depending on the agreement, you may decide to proceed, negotiate another solution or potentially exercise an applicable contractual right. Questions about cancellation rights, deposits or legal obligations should be reviewed with a qualified Florida real estate attorney when legal interpretation is required.

Start With the Problems That Could Materially Affect the Purchase

Most home inspections produce a list of findings. That does not mean every finding deserves the same response.

A useful way to prioritize the report is to ask whether an issue:

Presents a meaningful safety concern
Involves an active leak or water intrusion
Affects a major home system
Could involve structural damage
Could materially affect homeowners insurance
Could create a mortgage or appraisal issue
Requires significant near-term expense
Needs additional specialist evaluation
Was unexpected based on the home's price, disclosures and apparent condition

This approach helps separate consequential defects from ordinary homeownership maintenance. For more examples, see Hunt Brothers Realty's guide to Florida home inspection red flags.

1. Active Roof Leaks and Significant Roof Problems

Roof concerns often deserve early attention because they can affect the building envelope, future repair costs and insurance.

Potential concerns include:

Active leakage
Water staining associated with roof intrusion
Damaged or missing roofing materials
Damaged flashing
Soft or deteriorated decking
Visible structural concerns
Evidence of unsuccessful previous repairs

Roof age alone does not necessarily establish that a roof is defective or that the seller must replace it. However, roof condition and remaining useful life can affect a buyer's anticipated expenses and insurance options.

If an inspector identifies a material roof concern, consider obtaining an evaluation from an appropriately qualified roofing professional and obtaining property-specific insurance information before deciding what to request.

2. Water Intrusion and Moisture Problems

Active water intrusion deserves attention because the visible stain may not reveal the complete source or extent of the problem.

Possible sources include:

Roof leaks
Window or door openings
Plumbing leaks
Exterior wall penetrations
Poor drainage
HVAC condensate problems
Shower or bathroom waterproofing issues

Rather than requesting that a seller simply "paint the stain," determine the source of the moisture. Appropriate professional evaluation may be needed to identify both the cause and any resulting damage.

Moisture conditions should be evaluated by the appropriate qualified professionals before a buyer decides whether a proposed repair adequately addresses the issue.

3. Significant Electrical Problems

Electrical findings can range from relatively simple corrections to conditions requiring broader evaluation by a licensed electrician.

An inspection may identify concerns involving:

Electrical panels or components requiring further evaluation
Improper wiring
Exposed conductors
Overheating or damaged components
Improper grounding or bonding
Nonfunctioning electrical components
Conditions that may affect insurance underwriting

If the general inspector recommends further evaluation, have a licensed electrician determine the condition and appropriate corrective work. Avoid assuming that an entire electrical system requires replacement based solely on a general inspection observation.

4. Plumbing Leaks and Drain-Line Problems

Active plumbing leaks, failed fixtures and significant drain-line conditions can deserve attention because they may cause water damage or require substantial repairs.

Depending on the property, additional investigation may be appropriate for:

Active supply-line leaks
Drainage backups
Deteriorated piping
Evidence of previous leakage
Water-heater problems
Low or irregular water pressure
Suspected sewer or drain-line deterioration

Older Florida homes may warrant additional investigation of drain lines when the inspector identifies concerns. For example, the presence of older cast iron piping does not by itself establish that complete replacement is required. A plumbing evaluation or sewer-camera inspection can provide more useful information about actual condition.

Obtain a qualified plumber's assessment before negotiating a major plumbing repair based only on an estimated or assumed replacement cost.

5. Structural Concerns

A suspected structural problem usually deserves specialist evaluation before the buyer negotiates a solution.

An inspector might observe conditions such as:

Unusual cracking
Movement or settlement indicators
Sagging or displaced structural components
Deteriorated framing
Damage associated with moisture or wood-destroying organisms
Alterations that raise structural questions

A general home inspector can identify observations that warrant further investigation, but an engineer or other appropriately qualified professional may be needed to determine cause, significance and recommended corrective work.

Do not negotiate a major structural repair solely from a rough estimate when a professional diagnosis is reasonably available.

6. HVAC Systems That Are Not Functioning Properly

Florida's climate makes air-conditioning performance an important practical consideration. If an inspection indicates that an HVAC system is not operating properly, further evaluation may help determine whether the issue involves routine service, a component repair or more extensive work.

Potential findings include:

Equipment that does not operate correctly
Condensate drainage problems
Visible deterioration
Abnormal operation
Ductwork concerns
Evidence of deferred maintenance

Equipment age alone does not mean the seller must replace an HVAC system. Condition, performance, contract terms and expected ownership costs should be considered together.

7. Wood-Destroying Organisms and Related Damage

Termites and other wood-destroying organisms can require specialized evaluation beyond a general home inspection.

Florida Realtors notes that a general inspector may observe evidence suggesting wood-destroying organisms, but a qualified pest professional may be needed to determine whether an infestation exists and assess related damage. The applicable purchase contract can also contain specific procedures for WDO inspections and treatment.

If evidence is identified, obtain the appropriate professional evaluation before deciding what treatment or repair request is justified.

8. Problems That Could Affect Homeowners Insurance

A repair can become especially important when the condition affects the buyer's ability to obtain acceptable property insurance.

The Florida Department of Financial Services explains that insurers establish their own underwriting requirements and may inspect a property before issuing or renewing coverage. For older homes, insurers may request a four-point inspection addressing the roof, plumbing, electrical system and heating and air-conditioning equipment.

That means an inspection finding that appears negotiable from a property-condition standpoint may have a separate insurance consequence.

Insurance availability, coverage and premiums can vary substantially by property. Buyers should obtain property-specific quotes and review relevant inspection findings with a qualified insurance professional before deciding whether a repair, credit or other solution is adequate.

9. Problems That Could Affect Mortgage Financing

Some property conditions can also matter to a mortgage lender or loan program. The relevance depends on the financing being used and the specific condition.

If the lender or appraiser identifies a property-condition requirement, the buyer should determine what must be completed for the loan to proceed and whether the proposed timing works with the purchase contract.

Mortgage requirements are loan-specific. Buyers should verify required repairs, appraisal conditions and allowable seller credits with their mortgage lender rather than assuming that a negotiated solution will satisfy underwriting.

10. Septic, Well, Pool, Seawall and Other Property-Specific Systems

Not every home has the same systems. A Florida property may include a septic system, private well, swimming pool, seawall, dock, boat lift or other features that warrant specialized inspection.

A general home inspection may not provide the level of analysis needed to determine the condition or repair cost of every specialized component.

When one of these systems represents a meaningful part of the property's value or a potentially significant expense, obtain an appropriate specialist evaluation within the contractual due-diligence period whenever possible.

11. Open Permits and Unpermitted Improvements

A beautifully renovated room can still deserve additional investigation if there are questions about permits or approvals.

Florida Realtors specifically identifies permit research as a due-diligence consideration and notes that buyers may need to check local government records for open or expired permits. Renovations may also warrant verification that required permits were obtained and appropriately closed.

Permit requirements and remedies are property-specific. Verify records with the appropriate city or county permitting authority, and obtain legal or construction guidance when unresolved work could materially affect the purchase.

What Repairs Might Not Be Worth Requesting?

Minor cosmetic imperfections and routine maintenance may be lower priorities, particularly when they were visible before the offer was made.

Depending on the property and contract, buyers may decide not to focus negotiations on items such as:

Small paint imperfections
Minor drywall marks
Normal flooring wear
Aesthetic preferences
Minor landscaping maintenance
Small adjustments the buyer can easily complete after closing
Older but functioning components whose age was apparent when the offer was made

That does not mean minor defects never matter. The point is to evaluate them in proportion to their actual effect on the purchase rather than treating every line of an inspection report equally.

Should You Ask the Seller to Repair the Problem or Give You a Credit?

There is no universally better option. The appropriate solution depends on the defect, contract, financing, insurance requirements, timing and the buyer's priorities.

When a Seller Repair May Make Sense

Repair before closing can be useful when an issue must be corrected for financing, insurance or another transaction requirement. It can also reduce the amount of work awaiting the buyer immediately after closing.

When a Credit May Make Sense

An allowable credit can potentially give the buyer greater control over the contractor, materials and scope of work after closing. This may be attractive when the work does not need to be completed before ownership transfers.

However, a credit is not simply cash handed to the buyer for any purpose. Mortgage programs and lenders can restrict seller concessions and how credits are applied. A buyer should have the lender and closing professional confirm that a proposed credit works before agreeing to it.

What About a Price Reduction?

A price adjustment can address the overall economics of a home requiring work, but reducing the purchase price does not necessarily provide the buyer with immediate funds to pay a contractor after closing. Buyers using financing should compare the practical effect of a price adjustment and allowable credit with their lender.

What Does As-Is Mean for Repair Requests in Florida?

An as-is purchase does not necessarily prevent negotiation, but it changes the starting point.

The commonly used Florida Realtors/Florida Bar AS IS Residential Contract is designed for a transaction in which the seller generally is not agreeing in advance to make inspection-related repairs. The buyer instead has the inspection and termination rights stated in the signed agreement.

The parties can still voluntarily negotiate. A buyer might ask for a repair, allowable credit, price adjustment or another solution. The seller can potentially accept, reject or counter the proposal.

For a deeper explanation, read what sold as-is means in Florida real estate.

Why the Type of Florida Purchase Contract Matters

Not every Florida residential contract handles inspection findings in the same way.

For example, the Florida Realtors/Florida Bar Residential Contract contains defined inspection and repair provisions addressing specified property components, repair procedures and negotiated repair limits. The AS IS Residential Contract uses a different framework.

This distinction is why a buyer should not rely on generic statements such as "the seller has to fix it" or "the seller never has to fix anything." Your rights, deadlines and obligations come from the actual agreement. Questions requiring interpretation of contractual rights should be reviewed with a qualified Florida real estate attorney.

How Should You Build a Strong Repair Request?

A focused, evidence-based request can give both parties a clearer understanding of the issue than a long list of minor inspection observations.

Depending on the problem, useful information can include:

The relevant inspection finding
Photographs
A specialist's evaluation
A written repair estimate
Insurance requirements when applicable
A clearly defined proposed solution

For example, a roofing contractor's written evaluation describing an active leak and recommended repair provides more useful information than a general request stating that "the roof is old."

If the Seller Agrees to Repair Something, Put the Agreement in Writing

A vague promise to "fix the plumbing" or "repair the roof" can create uncertainty about what work is actually expected.

Depending on the transaction and issue, a written repair agreement may need to address:

The specific condition being corrected
The required scope of work
Whether an appropriately licensed professional is required
Required permits
Completion timing
Receipts, invoices or warranties to be provided
Any permitted reinspection or verification

The applicable contract may already establish repair standards. Any additional agreement should be properly documented through the transaction professionals.

Recheck Agreed Repairs Before Closing

The final walkthrough provides an opportunity to review the property in relation to the purchase agreement and confirm agreed work as appropriate. It is not a substitute for the original home inspection.

Straightforward repairs may be easy to observe, while technical work involving roofing, electrical systems, plumbing or structural components may require documentation or professional verification.

Hunt Brothers Realty's guide to the final walkthrough before closing explains what buyers should review as the transaction approaches completion.

A Practical Checklist for Deciding What to Request

Before sending a repair request, consider these questions:

Is the issue cosmetic, maintenance-related, functional, safety-related or structural?
Was the condition obvious or known when I made the offer?
Does a qualified professional recommend repair or replacement?
Do I know the likely scope and cost?
Could the condition affect homeowners insurance?
Could it affect mortgage financing?
Does it require additional specialist evaluation?
What does my purchase contract say about inspections and repairs?
Would I prefer the seller to repair it or negotiate another permitted solution?
Would I still want the property if the seller makes no concession?
How does the home's condition and total expected cost compare with my alternatives?

Frequently Asked Questions About Seller Repairs

Can I Ask the Seller to Replace an Old Roof?

You can potentially request it, but whether the seller must agree depends on the contract and circumstances. Roof age alone does not necessarily establish a contractual repair obligation. Obtain a professional roof evaluation and property-specific insurance information when roof condition is a material concern.

Can I Ask the Seller to Replace an Old Air Conditioner?

You can ask, but age and functionality are different issues. An older system that is functioning may be treated differently from equipment that does not operate properly. Consider the contract, HVAC evaluation and expected replacement cost before deciding what to request.

Should I Ask for Cosmetic Repairs?

You can, but minor cosmetic requests may distract from more significant concerns. Many buyers choose to focus negotiations on unexpected defects that materially affect condition, cost, safety, insurance or financing.

Can I Request Money Instead of Repairs?

The parties may potentially negotiate an allowable seller credit or price adjustment instead of repair work. Financing rules can limit credits, and the structure should be confirmed with the buyer's lender and closing professional before the parties rely on it.

Who Should Perform Seller-Agreed Repairs?

The contract and written repair agreement should be reviewed for the applicable standard. Significant electrical, plumbing, roofing, structural, HVAC and other specialized work should be handled by appropriately qualified or licensed professionals when required.

What if a Repair Cannot Be Finished Before Closing?

Do not assume the solution. The parties' rights and available options depend on the purchase contract, repair agreement, lender requirements and circumstances. Discuss the issue promptly with the transaction professionals, and consult a qualified Florida real estate attorney when determining contractual rights or remedies requires legal interpretation.

Focus on What Changes the Decision, Not on Making the Home Perfect

The purpose of a home inspection is to help you understand what you are buying. It is not necessarily an opportunity to turn an existing home into a newly renovated property at the seller's expense.

A useful repair negotiation focuses on findings that materially change the property's condition, expected cost or risk. Roof leaks, water intrusion, electrical hazards, plumbing failures, structural concerns, HVAC problems, WDO damage and conditions affecting insurance or financing can deserve careful attention. Minor cosmetic issues may be much less important.

If you are preparing to buy a Florida Gulf Coast home, explore Hunt Brothers Realty's Gulf Coast communities, review Hunt Brothers Realty listings, or contact Hunt Brothers Realty for help navigating the real estate side of inspections and negotiations.

Informational notice: This article provides general real estate and homebuying information and is not individualized legal, lending, insurance, inspection, engineering, construction or other professional advice. Repair obligations, inspection rights, cancellation rights and deadlines depend on the signed purchase agreement and transaction. Buyers should have property conditions evaluated by the appropriate licensed inspector, contractor, engineer or other qualified professional, verify insurance concerns with a qualified insurance professional, confirm financing requirements with their lender, and consult a qualified Florida real estate attorney when legal interpretation of contract rights or obligations is required.