# Step 7: Negotiate repairs. How to negotiate after a home inspection: repairs, price or credit

> After the inspection, you can ask the seller for repairs, a lower price, or a credit at closing. A credit usually works best for you: you choose the contractor, you check the work, and the money is there on closing day. Ask inside your due diligence period, put it in writing, and back each item with the inspector's finding and a quote.

By David Knorr, founder of BuyWise Home. Last reviewed October 29, 2026. Web page: https://www.buywisehome.com/guide/negotiate-repairs

## Repairs, a lower price, or a credit?

|  | What you get | The catch |
|---|---|---|
| **Repairs** | The seller fixes it before closing | The seller picks the contractor and the quality |
| **A lower price** | A smaller loan and lower taxes | No cash in hand for the repair |
| **A credit at closing** | Money toward your closing costs | Your loan type caps how much the seller can credit |

A credit, also called a [seller concession](https://www.buywisehome.com/guide/glossary/seller-concession), lowers the cash you bring to closing. That leaves your own savings free for the repair, done by a contractor you chose. Your loan type caps how much the seller can credit you: for most first-time buyers it's 3% to 6% of the price. Conventional loans allow 3% with less than 10% down, 6% with 10% to 25% down, and 9% above that. FHA and USDA loans allow up to 6%. VA loans work differently: the seller can pay all your normal closing costs, plus up to 4% more for extras like your funding fee. A credit can't pay your down payment or be more than your actual costs, and asking for more than the cap doesn't help: the extra has to come off the price instead. Ask your lender for your limit before you ask the seller.

## What to ask for

Focus on what's expensive or unsafe: water getting in, the roof, the structure, electrical and gas safety, heating and cooling, plumbing and the sewer line. Leave out the cosmetic: a seller who sees a long list of small things often stops reading.

## How to word it

Your agent sends the request to the seller as an [amendment](https://www.buywisehome.com/guide/glossary/amendment) to your contract. For each item, give:

- The inspector's finding, in the inspector's own words, with the page number.
- A written quote for the fix.
- The amount you're asking for.

End with the total, as one credit at closing. A clear, quote-backed request is much harder to dismiss than a list of complaints.

## If the seller says no

The seller can agree, counter, or refuse. You can accept, counter again, or walk away, but all of it has to happen before your due diligence deadline. If you need more time, you both sign an amendment to extend it. A promise to "work something out" doesn't stop the clock.

## Dos and don'ts

**Do**

- Quote the inspector's own words, with the page.
- Get written quotes for the big items.
- Ask your lender how large a credit you can take.
- Leave a few days for back-and-forth.

**Don't**

- Pad the list with cosmetic items.
- Accept "the seller will fix it" without licensed work and receipts.
- Let the negotiation run past your deadline.
- Ask for repairs you can't check before closing.

## Questions to ask

**Your agent and lender**

1. What's the largest seller credit my loan allows?
2. Can we ask for one total credit rather than a list of repairs?
3. If the seller counters, how much time will we have before the deadline?

## See it on a real home

The sample report is the founder's own home, 775 Hampton Pl SW, Marietta, Georgia.

- [The credit request on a real home](https://www.buywisehome.com/sample#strategy): Each item with its finding, its cost and the total
- [The findings behind it](https://www.buywisehome.com/sample#inspection): In the inspector's own words

## Terms on this page

- [Seller concession](https://www.buywisehome.com/guide/glossary/seller-concession): Money the seller puts toward your closing costs. Also called a seller credit.
- [Amendment](https://www.buywisehome.com/guide/glossary/amendment): A signed change to your contract, like a repair credit or more time.

## Sources

- [CFPB: Closing Disclosure explainer](https://www.consumerfinance.gov/owning-a-home/closing-disclosure/)
- [Fannie Mae Selling Guide: limits on seller contributions](https://selling-guide.fanniemae.com/sel/b3-4.1-02/interested-party-contributions-ipcs)

_General information based on the standard Georgia REALTORS® purchase contract and public guidance. Your own contract decides: read it, and ask your agent or closing attorney about anything that matters. Not legal or financial advice._