Blog > Inspection Repair Requests in Texas: Repairs, Credits or a Price Cut?
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The short answer
- In Texas, most repair negotiations happen during the option period, a short window (often 5 to 10 days) when the buyer can still walk away for any reason.
- Sellers have three main answers: make repairs, give a credit or lower the price. For bigger items, a credit is usually the cleanest choice.
- In our recent Houston sales, post-inspection requests settled anywhere from $1,000 to $11,000, depending on the home and the market.
- The best negotiations are built on real repair quotes, not guesses.
The inspection report is the moment most deals get tense. The buyer just read 60 pages of findings, the seller feels like their home is being picked apart, and the option period clock is ticking. I've negotiated hundreds of these, and the ones that go well have one thing in common: both sides are working from real numbers.
Here's how repair requests work in Texas and how we handle them for our sellers and buyers.
How the option period works
When a Texas buyer signs the standard TREC contract, they usually pay an option fee for the right to terminate for any reason during a set number of days. In Houston, that's commonly 5 to 10 days. The buyer orders inspections during that window and, if they want something fixed, sends a repair request, usually as a proposed amendment to the contract.
If both sides sign an amendment before the option period ends, the deal moves forward on the new terms. If they can't agree, the buyer can terminate and get their earnest money back, and the seller keeps the option fee. That's why speed matters: a slow answer can turn a fixable issue into a lost buyer.
The three ways to answer a repair request
| Option | Best for | Watch out for |
|---|---|---|
| Seller makes repairs | Small, clear-cut items, or repairs the lender requires | Must be done by licensed or qualified contractors before closing. Buyers may question the quality. |
| Credit at closing | Bigger or less certain items: roofs, HVAC, stucco, foundation | Lenders limit credits to the buyer's actual closing costs, so very large credits may need to be split with a price change. |
| Price reduction | When the appraisal is tight or the credit would exceed closing cost limits | Only lowers the buyer's payment slightly. They still need cash for the repairs. |
For bigger problems, I usually recommend a credit. It moves the risk of surprise costs to the buyer after closing, keeps your closing date and avoids arguments over workmanship. Small fixes, like a missing GFCI outlet or a water heater drain pan, are often cheaper to just repair.
How we negotiate for sellers
- Price every item with real contractors. We call our own roof, HVAC, termite, plumbing and foundation contacts so we know what the work actually costs before we respond.
- Wait for the written request. We don't bid against ourselves by offering money before the buyer asks.
- Separate safety and water from age and wear. An electrical hazard or an active leak deserves attention. A 15-year-old AC that still works is a normal part of an older home, and buyers usually priced that in.
- Use your records. Receipts, warranties and permits answer many requests. A transferable foundation warranty can take a structural item off the table.
- Compare every option on your net sheet so you see exactly what each answer costs you.
- Close the loop in writing. When we agree, we confirm that this is the final request, especially once the appraisal has come in at value.
Real examples from our recent sales
Heights area (77008), 2010 home. The buyer asked for help with closing costs, partly over an aging AC. The seller was at $10,000 and the buyer wanted $11,000. With the appraisal already at value, we confirmed in writing that this would be the last request. The seller agreed ("I'm not going to lose this over $1k"), and the amendment went to title the same day.
South Houston (77047), 2009 home sold as-is. The inspection flagged an electrical panel hazard, HVAC drainage problems and roof decking stains, and the buyer asked for $10,000 more. Pointing to a second interested buyer cut the request in half, to $5,000. We then priced the backup offer: about $6,000 more for the seller, but a month later with a new inspection and appraisal. The seller chose the certainty of the first buyer.
Washington Corridor (77007), 2006 home. The buyer found the original 20-year-old roof and failing stucco sealant and asked for $25,000. We took the AC and water heater off the table, shared a real stucco estimate from another listing, and reminded everyone that any future buyer would find the same roof. The home closed at $515,000.
Independence Heights (77018), owner overseas. The seller wanted to net about $323,000 and be done. We ran the net including property tax prorations and held firm at a $3,500 credit. The buyer accepted, and the family later hired us to sell a relative's home.
"As-is" doesn't mean no negotiation
Selling as-is in Texas means you aren't promising repairs, but buyers still inspect during the option period and can still ask for a credit or walk away. On our recent as-is sales, follow-up requests ranged from $1,000 to $5,000. Pricing the home with its known condition in mind is what keeps those requests small.
If you're the buyer
- Prioritize. Focus on safety, water and structural items. A list of 40 small things reads like a fishing trip and makes sellers dig in.
- Get quotes before you ask. A specific number backed by a contractor's estimate is hard to argue with.
- Ask for the right thing. A credit toward closing costs can also pay for discount points to lower your rate, within your loan's limits.
- Watch the clock. If the option period is about to expire without a signed amendment, talk with your agent about extending it, or you could lose your right to terminate.
Repairs your lender may require
FHA and VA appraisers can require certain repairs, such as peeling paint on older homes or missing handrails, before the loan can close. Under the standard Texas contract, neither side has to pay for lender-required repairs unless they agree to, and if the cost exceeds 5% of the price, the buyer can terminate. We usually spot these items early and handle them with the inspection negotiation.
Inspection negotiation questions
Should I give the buyer a credit or make the repairs myself?
For bigger problems, a credit is usually better because it moves the risk of surprise costs to the buyer, keeps your closing date and avoids disputes over workmanship. Small, clear-cut fixes can be cheaper to repair yourself.
Is a price reduction better than a repair credit?
Usually not. A price cut lowers the buyer's monthly payment only slightly while they still have to pay for the repairs, so a credit often solves the real problem. Compare both on your net sheet.
Do I have to fix everything on the inspection report?
No. In Texas, sellers aren't required to make repairs unless they agree to in writing. The buyer can ask, and if you can't agree, they can terminate during the option period.
How much do sellers usually give after an inspection in Houston?
It depends on the home and the market. In our recent sales, post-inspection credits ranged from about $1,000 on an as-is sale to $11,000 on a home with an aging AC.
Can I sell my house as-is in Texas?
Yes, but buyers can still inspect during the option period and negotiate or walk away. Pricing for the home's condition keeps those requests small.
Selling soon? We'll walk you through likely inspection items before you list, so there are fewer surprises later. Call or text (832) 777-3904 or see how we handle a sale from start to finish.
Sources
- Texas Real Estate Commission: One to Four Family Residential Contract (Resale)
- Texas Real Estate Commission: Amendment to Contract
- Compean Group transaction records, 2024 to 2026 (client names and addresses removed)
About the author: Evan Compean is the founder of Compean Group, a Houston real estate team and brokerage at 802 W. Patton St. He has invested in Houston real estate since 2002, holds TREC license 617930, and has helped sell 1,000+ homes over 15 years. Why clients work with us.
