Seller resources · By Amoni Capital
Published
Dallas Inspection Repair Requests: Check the Promise Before the Price
Your home is under contract. The buyer had an inspection. Now they want repairs or a lower price.
You may feel stuck. Do you have to say yes? Will the buyer leave if you say no?
Start with the signed contract and the real repair facts. An inspection report does not, by itself, force you to fix everything on the list. But the buyer may have rights under your signed deal. You need to know those rights before you answer.
Quick answer: what can a Dallas seller do?
You may be able to make a repair, offer a price change, discuss a credit at closing, or say no to a new request. The best path depends on the contract, the problem, the buyer's loan, and the dates.
Texas uses an option period in many home sales. This is a time the buyer may pay for when they can end the deal for any reason, if the contract rules are met. A buyer can use it after an inspection. Check the exact option end time and all signed changes. Do not rely on a general rule from the internet. Texas Real Estate Commission (TREC): contract guidance.
1. Split the repair list into three piles
A long inspection report can look scary. It may list old parts, wear, and possible hazards on the same page.
| What the report says | What to do next |
|---|---|
| A safety issue, like exposed wiring | Ask the right licensed trade worker to check it. |
| A large issue, like a leak or foundation crack | Ask what was seen, what is still unknown, and what a real repair bid covers. |
| A small item, like loose trim | Ask if the buyer is asking for it to be fixed. Do not guess that every note is a demand. |
A home inspector reports what they could see and test within their job. The report is not a repair quote. It also may not tell you the full cause of a problem. TREC inspection scope and limits.
What this means: Ask for the part of the report the buyer relies on. Then get facts about the work, not just a big number.
Read the record before the number
Repair Request Sorter
Open each record to see what it shows, what it leaves open, and one useful question. Read them together before discussing a repair, price change or credit.
1. Inspection report
What it shows: What the inspector saw and tested within the inspection scope.
What is still open: It may not show the full cause or a repair price. A report note alone does not tell you what you already promised in the signed deal.
Take this question: Which report page supports the request, and does the right trade worker need to look closer?
2. Written repair bid
What it shows: The worker’s proposed scope and quoted price.
What is still open: Compare what is included, what is left out and the time needed. A bid alone does not change the buyer’s contract rights.
Take this question: What work, proof and timing does this quote cover?
3. Signed contract and changes
What it shows: The terms and repair promises the parties agreed to in writing.
What is still open: Ask your agent or attorney to read the whole deal, added forms, dates and any lender needs. This aid cannot decide what anyone legally owes.
Take this question: Which repair promise is already signed, and which item is still a new request?
Nothing is saved or sent. No personal details are requested. This reading aid works without JavaScript and does not decide your legal rights or choose a price.
2. Read the paper before you promise work
Find your signed sales contract. In a common Texas resale deal, it may be the One to Four Family Residential Contract (Resale), TREC Form 20-19. It has rules for property condition, access, repairs, and the buyer's option. Other forms may also apply. TREC: current resale contract.
Check these questions with your agent or attorney:
- What work, if any, did you already agree to do?
- When does the buyer's option end? Was it changed in writing?
- Is this a new request, or is it already in the signed deal?
- Does the buyer's lender need a repair before the loan can close?
- Who must do the work? Who checks it? When must it be done?
As-is means the buyer has agreed to take the home in its current condition under the contract terms. It does not erase every buyer right. It also does not let a seller hide a known problem. Review the actual contract and required seller notice. TREC: Seller's Disclosure Notice.
3. You have more than one way to answer
| Seller response | Good question to ask first |
|---|---|
| Fix the item before closing | Is the problem clear? Can the right worker finish and show proof on time? |
| Offer a price change | Does it change what you keep? Will the buyer's loan still work? |
| Discuss a closing-cost credit | Will the buyer's lender and closing team allow it? How will it appear on the papers? |
| Decline the new request | What does the contract let the buyer do next? |
| Ask for a second opinion | Is there still time in the signed deal? Who pays? |
A credit is not cash handed to the buyer. It is a change in who pays certain closing costs, subject to the contract and lender rules. The closing team must confirm what is allowed. Fannie Mae: closing-cost contribution rules. Loan programs differ; ask the lender which rules apply to this buyer.
If both sides agree to change the deal, put it in a signed amendment. An amendment is a written change to a contract. TREC's current Amendment to Contract is Form 39-11. TREC: Amendment to Contract.
4. Compare what each choice really costs you
Use real quotes when you have them. This is a made-up example, not a Dallas average.
A seller has a written repair bid for $4,000. The buyer asks for a $6,000 price cut. The seller also expects $2,000 in added carrying costs if the sale falls through and the home sits longer.
| Possible path | Simple cost to compare | What is still unknown |
|---|---|---|
| Repair it | $4,000 bid | Final scope, time, buyer and lender approval |
| Lower price | $6,000 price change | Effect on loan and final seller proceeds |
| Let this deal end, then relist | $2,000 added holding-cost example, plus other costs | New offer amount and time to sell |
These numbers are only an example. Do not pick the lowest row without checking the contract, taxes, loan payoff, and new sale risks. A repair may not satisfy a buyer. A lower price may not meet a lender's repair condition. A new sale can cost more or less than expected.
For the wider math, see Amoni's home sale calculator and cash offer versus listing guide.
5. If the buyer threatens to leave, check the deadline
Do not decide from a text that says, “Fix it or I'm out.” Ask your agent to check the signed option terms, any written notice, and any later changes.
A buyer may have a valid right to end a contract. Or a buyer may be asking for a change they do not have the right to force. Only the full signed papers and facts can show which is true.
Do not promise to relist while the first deal's status is still in doubt. If the buyer has already left, use our guide on what to check before relisting.
6. A short repair-request response checklist
Gather: the inspection pages, dated photos, the signed deal, any written request, and real bids.
Ask your agent: What is owed under the current deal? What is just a new request? What are the dates?
Ask the right worker: What is broken? What will the quote fix? Is there hidden damage? What proof will you get?
Ask the closing team: Would a price change or credit work with this loan and contract?
Write down: who must act, the next deadline, and what needs a signed change.
Use the Repair Request Sorter above to read what each record can show. Keep any private notes on your own device. This reading aid asks for no address, name, inspection photos, or loan details.
Dallas–Fort Worth examples: same report, different next steps
Example A — roof question in Plano: The report says the roof has signs of wear. The seller has no new bid. Start by asking a qualified roofer what the report means. Do not invent a replacement price.
Example B — AC not cooling in Dallas: The buyer says the lender may require it to work. Ask for the actual lender or appraisal requirement in writing. Then compare a licensed HVAC repair, a contract change, or other agreed plan.
Example C — older plumbing in Fort Worth: The inspector flags drains but did not run a camera through the pipes. A camera check may give new facts. Do not call it a sewer failure before a specialist confirms the cause.
These are fictional situations. They are not local market statistics or Amoni customer results.
Common questions
Does a Texas seller have to fix every item after an inspection?
No general rule makes every item on a home inspection report a required repair. But your signed contract, added forms, disclosure duties, lender needs, or other rules may still require action. Ask a qualified professional about your deal.
Can a buyer ask for a lower price after an inspection?
Yes. Asking does not mean you must agree. Check their rights and your contract first.
Can we make a verbal deal on repairs?
Do not rely on a call or text alone. Ask your agent or attorney to put an agreed change in the right signed form.
What if I do not want to fix the house?
You can compare the cost of the requested work with a price change, a new listing, or a direct as-is offer. None is right for every seller. See our selling as-is guide.
See your choices before you agree
You can ask Amoni Capital for a free, no-obligation home sale options review. Compare it with your real repair bid, signed contract, and listing estimate. Amoni may seek to buy an eligible home and has a business interest in a direct sale. You do not have to accept an offer. See how the offer process works.
This guide is general information, not legal, inspection, lending, or tax advice. The signed deal and the facts of your home control. Sources checked October 23, 2026.
Primary sources checked October 23, 2026. General information, not legal advice. Your signed contract and qualified professionals must guide repair promises and contract rights. Amoni has a business interest in direct purchases; compare written options independently.