The inspection report just landed. It is 40 pages long and lists everything from a missing outlet cover to a cracked foundation pier. The buyer's agent sends over a repair amendment asking you to fix 12 items before closing. Your stomach drops.

Take a breath. You are not required to fix anything. In Texas, the standard TREC contract is essentially an as-is agreement. The buyer knew the condition of the home when they made the offer. The inspection gives them information. What happens next is a negotiation, not a mandate (Texas Realtors).

This article explains how repair requests work in Texas, what your options are as a seller, which items are worth fixing and which are not, and how to respond without giving away thousands in equity you do not owe.

  1. How the Repair Request Process Works in Texas
  2. Your Four Options as a Seller
  3. Safety and Structural vs. Cosmetic: Where to Draw the Line
  4. The Most Common Repair Requests in Texas
  5. Credit vs. Repair: Which Is Better for Sellers?
  6. When the Lender Requires Repairs
  7. There Is No Deadline to Respond, But the Clock Is Ticking
  8. 5 Repair Negotiation Mistakes Sellers Make
  9. What Texas Sellers Are Saying on Reddit
  10. How Waymark Handles Repair Requests
  11. Frequently Asked Questions

How the Repair Request Process Works in Texas

Here is the typical sequence after an offer is accepted on a Texas home:

The buyer pays an option fee and has a negotiated number of days (usually 7 to 10) to inspect the property and decide whether to proceed. During that window, they hire a general inspector and sometimes specialty inspectors for foundation, roof, septic, or pool.

Around day 4 to 7, the buyer's agent sends a repair amendment. In Texas, this is TREC Form 39-8 (Amendment to Contract). It lists specific items the buyer wants repaired, replaced, or credited before closing. Both the buyer and seller must sign the amendment for it to become part of the contract.

This is a negotiation. The buyer is asking. You are not obligated to agree. Texas Realtors confirms: "There is no requirement for a seller to make any repairs" (Texas Realtors). However, if you refuse everything and the buyer is still within the option period, they can terminate the contract, get their earnest money back, and you start over.

That is the tension. You are not required to fix anything. But the buyer can walk if you refuse. The goal is to find the middle ground that keeps the deal together without giving away equity you do not owe.

Your Four Options as a Seller

Option 1: Agree to all repairs. This keeps the deal moving with no friction. It makes sense when the items are minor, the total cost is low (under $500), and you want a clean closing. It does not make sense when the buyer is asking for $8,000 in work that includes cosmetic preferences alongside legitimate issues.

Option 2: Agree to some, decline others. This is the most common outcome. You agree to fix the safety and structural items (electrical hazard, active roof leak, plumbing issue) and decline the cosmetic items (chipped paint, worn carpet, outdated fixtures). This shows good faith without giving away the house.

Option 3: Offer a credit at closing instead of making repairs. Instead of hiring contractors and managing repairs before closing, you offer the buyer a dollar amount off the sale price or as a closing credit. The buyer handles the repairs after they own the home. Texas Realtors suggests this is often the better approach because "the requested repairs would then be under the supervision of the new owners after closing" (Texas Realtors).

Option 4: Decline all repairs. You can say no to everything. This works when your pricing already reflected the condition of the home, when the items are cosmetic, or when you have backup offers. The risk: if the buyer is still in the option period, they can terminate. But if the option period has expired, the buyer has already lost their unrestricted right to walk away, and declining repairs carries less risk.

Safety and Structural vs. Cosmetic: Where to Draw the Line

Not every item on an inspection report carries the same weight. The key distinction is between items that affect the safety or structural integrity of the home and items that are cosmetic or normal wear.

Items worth addressing (safety and structural):

  • Active roof leaks or documented water intrusion
  • Foundation movement beyond normal settling (common in Texas clay soil)
  • Electrical hazards: double-tapped breakers, missing GFCI outlets in wet areas, exposed wiring
  • Plumbing leaks, sewer line issues, or active water damage
  • HVAC that does not heat or cool (critical in Texas summers)
  • Gas leaks or CSST piping concerns
  • Water heater issues (temperature/pressure relief valve, improper venting)
  • Mold or evidence of active moisture problems

Items you can reasonably decline (cosmetic and wear):

  • Chipped or peeling paint
  • Worn carpet or scratched flooring
  • Outdated fixtures, hardware, or finishes
  • Minor cracks in drywall (common in Texas due to soil movement)
  • Cosmetic caulking around tubs and sinks
  • Landscape or fence condition
  • Items visible during the showing that the buyer saw before making their offer

The general principle: if it affects the health, safety, or habitability of the home, address it. If it is cosmetic, the buyer saw it during the showing and priced their offer accordingly.

The Most Common Repair Requests in Texas Homes

Texas homes have specific issues driven by climate, soil, and building patterns. Here is what inspectors flag most often:

Foundation. Texas clay soil expands and contracts with moisture. Foundation movement is the most common major finding in San Antonio, Dallas-Fort Worth, and Houston inspections. Minor settling is normal. Active movement with interior symptoms (sticking doors, cracked tile, sloping floors) is a negotiation point (Grey Square, 2026).

HVAC. Texas summers push HVAC systems hard. Inspectors flag systems that are old (15+ years), inefficient, or not cooling to standard. Replacement costs $5,000 to $12,000 depending on size and efficiency, making this one of the largest potential repair requests.

Roof. Hail damage is common across all Texas markets. Inspectors check for missing shingles, flashing issues, and evidence of previous storm damage. Insurance claims for roof damage show up on CLUE reports even if the seller does not disclose them.

Electrical. Missing GFCI outlets in kitchens, bathrooms, and garages. Double-tapped breakers. Aluminum wiring in homes built in the 1960s and 1970s. These are common, usually inexpensive fixes ($100 to $500 total) that buyers often push for because they are safety-related.

Plumbing. Water heater age and condition, supply line leaks under sinks, toilet seals, and in older homes, galvanized pipe corrosion. Cast iron sewer lines in homes built before 1980 are increasingly flagged by inspectors in Houston and San Antonio.

Credit vs. Repair: Which Is Better for Sellers?

In most cases, offering a credit is better for the seller than making physical repairs. Here is why:

You control the cost. When you agree to make a repair, you are committing to delivering a functional result. If the contractor finds additional problems during the repair, you pay for those too. A $1,200 plumbing repair can turn into a $3,500 re-pipe once the contractor opens the wall. With a credit, you agree to a fixed dollar amount and the buyer handles the work after closing.

You avoid the timeline risk. Repairs take time. Contractors need to be scheduled, permits may be required, and work needs to be completed before closing. If the repair is not done on time, it can delay closing or create a contract dispute. A credit closes on schedule.

You avoid the quality dispute. If you make a repair and the buyer is not satisfied with the quality of the work, you have a post-closing problem. With a credit, the buyer chooses their own contractor and manages the quality themselves.

When repairs are better than credits: If the buyer's lender requires a specific repair for the loan to close (common with FHA and VA loans), a credit will not satisfy the requirement. The repair must be physically completed and re-inspected before closing.

When the Lender Requires Repairs

Not all repair requests come from the buyer. Sometimes the buyer's lender requires specific repairs before approving the loan. This is most common with government-backed loans:

FHA loans require the home to meet HUD's Minimum Property Standards. Common FHA-required repairs include peeling paint on pre-1978 homes (lead paint risk), missing handrails on stairs, broken windows, and exposed wiring. The appraiser flags these, not the inspector, and the lender will not close until they are corrected.

VA loans have similar requirements through the VA's Minimum Property Requirements. VA appraisers can flag roof issues, crawl space moisture, and safety hazards that must be repaired before closing.

Conventional loans generally do not require repairs unless the appraiser identifies a health or safety hazard that affects the property's value or habitability.

If the repair is lender-required, the TREC contract addresses this in Paragraph 7E. If the buyer and seller cannot agree on who pays for lender-required repairs, either party can terminate the contract. Understanding what type of loan the buyer is using (it is in their offer under Paragraph 4) helps you anticipate which repair requests may be mandatory versus negotiable.

There Is No Deadline to Respond, But the Clock Is Ticking

Texas law does not set a specific deadline for the seller to respond to a repair amendment. The buyer can include a response deadline in the amendment, but the seller is not contractually obligated to meet it (Stephen Harris, 2026).

However, the option period clock keeps running. If you do not respond and the option period expires, one of two things happens: the buyer terminates before the deadline (they keep their earnest money, you keep the option fee and start over) or the buyer does not terminate and the contract continues on the original terms with no repairs.

The practical advice: respond quickly. A seller who goes silent during the option period creates anxiety for the buyer and often pushes them toward termination. Even a partial response ("we will fix items 1, 3, and 7, and offer a $500 credit for item 9, but we decline items 2, 4, 5, 6, 8, 10, 11, and 12") keeps the conversation moving and signals that you are negotiating in good faith.

5 Repair Negotiation Mistakes Sellers Make

1. Agreeing to everything out of fear. Sellers panic when they see a long repair list and agree to fix everything because they are afraid the buyer will walk. This is the most expensive mistake. Many items on the list are cosmetic, normal wear, or items the buyer saw during the showing. Agreeing to everything can cost thousands in repairs you do not owe. Negotiate.

2. Refusing everything out of stubbornness. The opposite extreme. A seller who declines every item, including legitimate safety concerns, signals that they are not negotiating in good faith. The buyer terminates, and the next buyer's inspection will find the same issues. You end up making the repairs anyway, plus you lost time on market.

3. Not getting repair estimates before responding. A buyer asks you to "repair the foundation." What does that cost? $2,000 for cosmetic pier shimming or $15,000 for structural underpinning? Get estimates before agreeing to any repair so you know what you are committing to.

4. Agreeing to repairs without specifying scope. "Fix the sprinkler system" is vague. Does that mean replace one head or re-pipe the entire system? The TREC amendment should specify exactly what will be done. Use the words "repair" or "replace" followed by the specific item. Reference the inspection report page and item number.

5. Ignoring the lender requirements. If the buyer has an FHA or VA loan, certain repairs may be required for the loan to close. Declining a lender-required repair does not make it go away. It either delays closing or kills the deal. Know what type of financing the buyer is using and anticipate which items may be mandatory.

What Texas Sellers Are Saying on Reddit

Texas sellers on Reddit frequently ask about repair requests in communities like r/RealEstate and r/FirstTimeHomeBuyer. The most common questions: "Can I say no to all repairs?" (yes, but the buyer can walk during the option period), "Should I offer a credit or make the repair?" (credit is usually better for sellers), and "How do I know which repairs are reasonable?" (safety and structural items are reasonable, cosmetic items are negotiable).

A common frustration sellers share on Reddit is receiving a 12-item repair list where 9 items are cosmetic and 3 are legitimate. The advice from experienced sellers is consistent: fix the safety items, decline the cosmetic items, and offer a small credit if you want to keep the deal moving. Do not agree to everything just because the list is long.

How Waymark Handles Repair Requests

This is one of the five critical moments in a transaction where professional guidance directly affects the seller's financial outcome.

On the Launch plan ($699), Aria categorizes every item on the repair amendment into safety and structural items versus cosmetic and wear items. This helps sellers see which requests are reasonable and which can be declined. Aria also provides context on typical repair costs for common Texas inspection items so sellers can evaluate the financial impact before responding.

On the Manage plan ($1,199), a licensed broker reviews the repair amendment and advises on strategy. The broker evaluates each item, recommends which to accept, which to decline, and which to counter with a credit. The broker also considers the buyer's financing type (conventional, FHA, VA) to anticipate lender-required repairs that cannot be declined.

In one recent transaction, the broker helped a Manage plan seller push back on 9 of 14 requested items that were cosmetic, saving approximately $4,500 in unnecessary repairs. The seller agreed to fix 5 safety-related items and offered a $300 credit for minor electrical work. The buyer accepted and the deal closed on schedule.

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Frequently Asked Questions

Is a seller required to make repairs after a home inspection in Texas?

No. The standard TREC contract is essentially an as-is agreement. The seller is not obligated to make any repairs. However, if the buyer is still within the option period, they can terminate the contract if the seller refuses to negotiate. After the option period expires, the buyer has less leverage.

What is the repair amendment form in Texas?

TREC Form 39-8, also known as TAR-1903 (Amendment to Contract). This form lists specific repairs the buyer is requesting. Both buyer and seller must sign for it to become part of the contract. The seller can accept, counter, partially agree, or decline entirely.

Should I offer a credit instead of making repairs?

In most cases, yes. A credit gives the buyer money at closing to handle repairs on their own. It protects the seller from cost overruns, timeline delays, and quality disputes. The exception: if the buyer's lender requires a specific repair for loan approval (common with FHA and VA loans), the repair must be physically completed before closing. A credit will not satisfy that requirement.

What repairs does FHA require?

FHA loans require the home to meet HUD's Minimum Property Standards. Common FHA-required repairs include peeling paint on pre-1978 homes, missing handrails, broken windows, exposed wiring, and roof issues. The FHA appraiser flags these items, and the lender will not close until they are corrected regardless of what the buyer and seller agree to.

Can the buyer ask for repairs after the option period?

The buyer can ask, but they have significantly less leverage. During the option period, the buyer can terminate for any reason. After the option period, the buyer has lost that unrestricted right. Any repair request after the option period is a request, not a demand. The seller can decline without the same risk of losing the deal.

How long do I have to respond to a repair request in Texas?

There is no statutory deadline. The buyer can include a response deadline in the amendment, but the seller is not legally required to meet it. However, the option period clock keeps running regardless. If you do not respond and the option period expires, the buyer either terminates or the contract continues as-is with no repairs. Respond quickly to keep the negotiation moving.

What if the next buyer finds the same problems?

They almost certainly will. If the inspection uncovered legitimate issues like foundation movement, a failing HVAC, or active water intrusion, the next buyer's inspector will find them too. Declining all repairs and starting over does not make the problems disappear. It adds time on market and a second round of the same negotiation. Address legitimate issues. Decline cosmetic requests.

Protect Your Equity at the Negotiation Table

The repair amendment is a negotiation, not a verdict. You are not required to fix everything. You are not required to fix anything. But the sellers who protect their equity the best are the ones who know the difference between a safety issue that is worth addressing and a cosmetic preference that the buyer can handle after closing.

Fix what matters. Decline what does not. Offer credits when they make more sense than physical repairs. And respond quickly so the option period does not expire with the buyer feeling ignored.

Before you respond to a repair amendment, compare your listing cost options. Saving $8,000 to $12,000 on listing commission gives you more flexibility to address legitimate repair requests without losing equity.

Waymark Real Estate | TREC License 639078 | Brokered by Marelli Properties | waymarkre.com

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Sources

  1. Texas Realtors, "Are Sellers Required to Make a Buyer's Requested Repairs?" texasrealestate.com
  2. Texas Realtors, "As Is and Inspections," texasrealestate.com
  3. Texas Realtors, "Prior Inspection Reports," texasrealestate.com
  4. Grey Square, "What to Ask the Seller to Fix After a Dallas Inspection," greysq.com, June 2026
  5. Stephen Harris, "How the Option Period Works in Texas and What to Do When the Buyer Asks for Repairs," realestatesteph.co, May 2026
  6. Asset Realty, "Can I Say No to Repair Request After Inspection?" hayshomesales.com, May 2026
  7. TREC, "Amendment to Contract (Form 39-8)," trec.texas.gov