7 Things to Know Before You Submit a Repair Request

You receive the inspection report.

It is 63 pages long.

There are red boxes, yellow triangles and enough photographs of your crawlspace to ruin lunch.

Take a breath.

A long inspection report does not automatically mean the house is falling down. Inspectors document what they observe. That is their job.

Your job is to figure out what actually matters before submitting a repair request.

Here are seven questions to ask.

1. Is this a real problem or just an imperfect house?

Every home has issues.

New houses have issues. Renovated houses have issues. Houses owned by people who swear they “maintained everything perfectly” have issues.

An inspection is not a warranty that delivers a flawless home.

Separate the findings into groups:

• Health and safety
• Active damage
• Major systems
• Water intrusion
• Structural concerns
• Items affecting value
• Smaller maintenance
• Cosmetic imperfections

A missing outlet cover and an actively leaking roof do not belong in the same mental bucket.

2. Was the issue already disclosed or visible?

Consider what you knew when you made the offer.

Was the condition:

• Listed in the property disclosure?
• Visible during the showing?
• Reflected in the price?
• Described as an as-is component?
• Part of an obvious renovation project?

That does not always mean you must accept it.

It does affect the conversation.

If the seller clearly disclosed that the detached garage has no electricity, asking them to rewire the entire building after contract may not be your strongest move.

3. Will this affect the value or use of the home?

Focus on the items that could materially affect:

• Safety
• Habitability
• Insurance
• Financing
• Structural integrity
• Water management
• Major system life
• Resale value

Ask yourself:

If I own this home for five years and do nothing about this item, what happens?

If the answer is “the bathroom door continues to squeak,” you may survive.

If the answer is “water continues entering the foundation,” keep reading.

4. Can I afford to handle it after closing?

A seller’s refusal does not make the problem disappear.

Before deciding what to request, understand the likely cost.

Get qualified estimates for major items such as:

• Roof replacement
• HVAC
• Sewer line
• Foundation work
• Electrical corrections
• Plumbing repairs
• Drainage
• Mold remediation
• Pest treatment

A repair that sounds terrifying may cost $600.

A sentence buried on page 42 may cost $28,000.

Quotes turn fear into numbers.

Numbers are much easier to negotiate than general panic.

5. Would the seller likely have to address it for another buyer?

This is one of the best filters.

An active leak, major electrical hazard, failed septic system or lender-required repair may affect more than your transaction.

If you terminate, the seller may need to disclose the newly discovered condition and deal with it again.

That creates leverage.

A scratched refrigerator door probably does not.

Ask:

Is this a “me” problem, or is this now a “house” problem?

House problems tend to have a longer shelf life.

6. What result do I actually want?

A repair request does not always have to mean asking the seller to hire someone.

Possible resolutions may include:

• Seller-completed repair
• Licensed-contractor requirement
• Closing-cost credit
• Price reduction
• Escrowed funds when permitted
• Replacement
• Additional evaluation
• Extension of the inspection period
• Termination

Seller repairs can create their own problems.

A seller who is leaving may choose the cheapest contractor and the fastest fix. Imagine asking someone to repair a house they will no longer own with money they would rather keep.

Sometimes a credit gives the buyer more control.

The right approach depends on the issue, financing rules, timing and the buyer’s cash.

7. Do you have the whole picture?

Do not submit your repair proposal halfway through your investigation.

Complete the general inspection.

Order the specialized inspections.

Get the quotes.

Ask the questions.

Then look at the entire situation.

Tennessee REALTORS® maintains separate forms for a Repair/Replacement Proposal and a Repair/Replacement Amendment, reflecting that a request and an agreed contract change are not the same thing.

Once you submit your request, you may have limited time remaining. Depending on access, contract rights and seller cooperation, you may not get unlimited opportunities to return with a second list.

Do the homework first.

What should usually rise to the top?

Every property is different, but stronger repair requests often focus on:

• Active leaks
• Structural concerns
• Unsafe electrical conditions
• Major plumbing failures
• Nonfunctioning HVAC
• Roof defects
• Sewer or septic failures
• Significant pests
• Mold or moisture sources
• Insurance or lender concerns
• Material conditions not previously disclosed

The goal is not to prove that you found the most defects.

The goal is to decide whether the home still makes sense and, if it does, find a reasonable path to closing.

What about small items?

Small items can matter, particularly when they add up.

But a proposal containing 34 tiny requests can bury the three things you actually need.

The seller opens a list asking for caulk, paint touchups, loose knobs, a humming bathroom fan, three burned-out bulbs and a new HVAC system.

Guess which item they are emotionally focused on by request number 29?

Not the HVAC system.

Do not knit-pick the deal to death.

Complete inspections quickly

The inspection period is not the amount of time you have to begin scheduling.

It is the amount of time you have to investigate and take the required action.

Schedule the general inspection immediately. Then leave room for follow-up.

Tennessee REALTORS® guidance warns that a buyer who fails to complete inspections and terminate within the applicable inspection period may forfeit rights under that section and accept the property in its present condition.

The clock does not care that the plumber went fishing.

How BuyUnrepped helps

With Transaction Guidance, BuyUnrepped helps buyers:

• Organize inspection findings
• Identify major decision points
• Track deadlines
• Gather quotes
• Consider possible resolutions
• Prepare the appropriate Tennessee REALTOR® documents based on the buyer’s instructions

We do not decide what the buyer should tolerate.

We help make sure the buyer sees the whole picture before making the decision.

The bottom line

The best repair proposal is not the longest one.

It is the one that focuses on the conditions that materially affect safety, value, use or the buyer’s ability to move forward.

Inspect early. Get quotes. Understand the costs.

Then ask for what matters.