How to get your repair addendum accepted by the seller

Real Estate Broker/Owner with Respect Realty LLC 200311024

Have you ever had a friend lose a home because the home inspection didn’t come back perfect and they did up the repair addendum and the sellers rejected it? Part of the problem I find is there are two types buyers: those who are realistic about repairs and those who want absolutely everything done that the inspector found wrong with the home.

Big Repairs

Here is the problem with the second type of buyer. Unless it is new construction you are getting a used home, there are going to be things that need to be repaired. If they are minor things like cracked light switches, though something found on an inspection, it really doesn’t affect the real salability of the house.

My suggestion is, when putting together a repair addendum, is make a cover sheet of all the repairs itemized on one piece of paper without explanation, and a second piece of paper stating though there were numerous repairs listed by the inspector, we understand we aren’t getting a new home, but these are things that are important to us that we would like repaired prior to closing. 

In my experience, when a seller gets these three things they see the buyer isn’t asking for the moon and will more than likely do the repairs. There are exceptions, like those that insist their home is being sold as-is and there is no changing their minds. So, unless you are willing to walk over those repairs not being done, then you may have to just deal with repairs after you get your new home.


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  1. June Piper-Brandon 12/01/2010 02:47 PM
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todd clark
repair addendum

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Pat Tasker
Shorewest Realtors - Germantown, WI
Your Milwaukee Metro Area Agent (WI)

Great idea.  I think I amm going to try this on my next one!  A big part of the result is setting the buyer up ahead of time as to what is a defect and what is not~!

Dec 01, 2010 02:33 PM #2
Trey Thurmond
BCR Realtors - College Station, TX
College Station , Texas Homes


What you are describing is the best way in my opinion for a buyers rep to help his client achieve a reasonable agreement and one that is pinted towards closing and not crashing.

Dec 01, 2010 02:36 PM #3
Karen Anne Stone
New Home Hunters of Fort Worth and Tarrant County - Fort Worth, TX
Fort Worth Real Estate

Todd:  Great post... and great ideas.  Sometimes the seller can feel very taken advantage of, this your suggestion surely takes care of that.  Thanks for sharing your ideas...  <suggested>

Dec 01, 2010 02:40 PM #4
June Piper-Brandon
Remax New Beginnings ---------- and ------------- Ashland Auction Group - Baltimore, MD
Piecing Dreams One Home at a Time

Todd, this is a great post.  This is how I often do the repair addendum for older homes.  Sellers don't feel like you are picking on them when you do this, I also include a copy of the home inspection.

Dec 01, 2010 02:43 PM #5
CJ Johnson
David Weekley Homes - San Antonio, TX
Sales Consultant - Build On Your Lot @ DWH

Good suggestions but be careful not to write in an opinions.  I write up the buyers request and attach a full copy of the report with any and all negatives items highlighted in yellow that old yellow highlighter says it all sometimes.  Often the report is more yellow than any other color so the point is made for me.

Dec 01, 2010 02:44 PM #6
Margaret C. Taylor
Century 21 New Millennium MD - Mechanicsville, MD
St Marys/Calvert/Charles MD Real Estate Agent

Thanks for a great post and sharing your way of negotiating.  Hopefully by asking for only part of the repairs the contract will continue to closure.  Margaret C.

Dec 01, 2010 02:45 PM #7
Amanda Nicodemus
Spring Texas Keller Williams Professionals - Cypresswood - Spring, TX
Spring Texas Real Estate

Thanks Todd for the suggestion.  I will make sure I include this information on my next sale!

Dec 01, 2010 02:54 PM #8
Robert Schwabe
EXP Realty - Orange Park, FL
Orange Park Real Estate

Todd - I find a hand written letter from a buyers really helps in most cases.

Dec 01, 2010 02:56 PM #9
Tni LeBlanc, Realtor®, J.D.
Mint Properties, Lic. #01871795 - Santa Maria, CA
Tenacious Tni (805) 878-9879

Good advice.  Sometimes the sellers need a reminder that you are being reasonable.

Dec 01, 2010 02:59 PM #10
Michael Jacobs
Coldwell Banker Residential Brokerage - Pasadena, CA
Los Angeles Pasadena Area Real Estate 818.516.4393

Todd - good advice - I often tell buyers(especially those with some unrealistic---in the sellers opinion---views) to put a $$$ number to each repair/request for a bit of reality check.   Your idea of two lists is excellent --- I have suggested a similar "tactic"(for lack of a better term) to show the sellers the buyers are concentrating on the big picture and the insignificant items.  It's a juggling/balancing act --- that is certain.  

Dec 01, 2010 04:16 PM #11
Jon Quist
Tucson's BUYERS ONLY Realtor since 1996

The home inspector I use is really good, while on site, at explaining the difference in what the inspector finds.

We also make sure the seller and the seller's agent see the complete inspection report as well as the buyers request form.

We even try to send the original on before the buyers actual request list. That way the seller has already gotten a look at everything and is usually relieved/happy to get the buyers shorter list!

Dec 01, 2010 04:35 PM #12
Tony & Darcy Cannon
Aubrey and Associates Realty - Layton, UT
The C Team

Todd, good idea!  Thanks for the suggestion!

Dec 01, 2010 04:47 PM #13
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

Some agents feel that you have to be aggressive when it comes to negotiating, I find it best to try to work together to find a common ground. If you are too hard nosed, the sellers will tell you to take a hike and wait for the next buyer even if it means a lower price.

Dec 01, 2010 04:58 PM #14
Ginny Gorman
RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate - North Kingstown, RI
Homes for Sale in North Kingstown RI and beyond

Todd, i always go through a similar diatribe with my buyers, especially the first time buyers who feel everything should be fixed, but putting it down and finding that common negotiation point is just great.  Taking a trick out of your bag in the future..thanks

Dec 01, 2010 11:20 PM #15
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Excellent idea Todd.  Of course there's still the seller that feels 'as-is' means no repairs and the buyer that thinks 'as-is' means all repairs.  It's our job to find a mutually beneficial solution.

Dec 01, 2010 11:54 PM #16
Kathryn Maguire (757) 560-0881 - Chesapeake, VA
Serving Chesapeake, Norfolk, VA Beach

I really like your idea of having an itemized list without explanation.  It gets the point across but it does not beat the seller up with any flaws found by the inspector.  I am going to shamelessly steal this idea!

Dec 02, 2010 01:10 AM #17
Ellie McIntire
Ellicott City Clarksville Howard County Maryland Real Estate - Ellicott City, MD
Luxury service in Howard County & Catonsville

The dreaded home inspection addendum. I like Robert's suggestion (#9). It could really help in some situations.

Dec 02, 2010 03:52 AM #18
Christine Pappas - REALTOR®
eXp Realty - Willoughby, OH
eXp Realty - The Agent-Owned Cloud Brokerage

Good advice Todd!  I do something similar to just that as well as I repeatedly mention to the buyer that this is a used home and we are really looking for health, safety and security issues.  But, you know every once and a while we get the buyers who want the stars and the moon and the house!


Dec 02, 2010 07:29 AM #19
Sandra Pearce
Republic Mortgage Home Loans in Olympia Washington - Olympia, WA

Great idea.  Just had a deal that died do to seller refusing to do repairs.  Lenders don't like fungus growing in the house very much :)

Dec 02, 2010 09:51 AM #20
Ruth Velez
Welcome Home Realty - Portland, OR

I was looking for some information along these lines.  This is a great reminder!



Dec 01, 2012 11:51 AM #21
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