How to Respond to Inspection Repair Requests When Selling in San Diego

When a buyer's inspection report turns into a repair request, you usually have four choices: agree to the repairs, offer a credit, counter with a smaller list or decline. The best answer depends on the size of the issues, the strength of your position and how much you want the sale to move forward. This guide shows San Diego sellers how to read a request, weigh repairs against credits and respond without losing the deal.

What a repair request is

After the buyer's inspector visits, the buyer reads the report and decides whether to move ahead, ask for changes or cancel during the inspection period. If they ask for changes, their agent sends a written request that lists the items, and often asks you to fix them, give a credit or lower the price.

It is normal for a report to list many items. Inspectors write down everything they see, from a loose handrail to a worn roof. Most of it is minor. Your job is to sort the list into what matters and what does not, and your agent can help you with that.

Sort the list into three piles

Pile	Examples	How sellers often respond
Safety and major systems	Active leaks, electrical hazards, roof damage, foundation issues	Take seriously. Get a licensed contractor quote and expect to address most of these.
Maintenance and wear	Worn caulk, old water heater, aging windows	Often negotiable. A small credit or no change may be reasonable.
Cosmetic or preference	Paint, scuffs, a sticky drawer	Usually decline politely. These are not defects.

If you already did a seller inspection, you may have seen many of these items before. I explain how that works in my pre-listing inspection guide. Items you disclosed earlier are often easier to discuss, because the buyer saw them before they made an offer.

Your four response options

1. Agree to the repairs

This is simple and clear. You hire the contractors, pay for the work and give the buyer receipts. The tradeoff is time and control. If a repair is done poorly, the buyer may object, and a delay can push your closing date.

2. Offer a credit or a price reduction

A credit gives the buyer money at closing so they can handle the work themselves. It saves you from managing contractors, and it can be a tidy way to settle a large item. Lenders may have limits on credits, so ask your agent and the buyer's lender before you agree.

3. Counter with a smaller list

You can agree to some items and decline the rest. For example, you might fix the leak and the electrical issue, and say no to paint and wear items. Explain your reason in writing, and attach quotes if you have them.

4. Decline

You can say no to the whole request. The buyer can then accept the home as is, ask again, or cancel if they are still inside their inspection period. Declining is a bigger risk when you do not have a backup buyer, so think about what you would do if the buyer walks.

A hypothetical example

Say the buyer sends a list of eleven items. Your agent reviews it with you. Three items are real problems: a leaking pipe under a sink, a bad outlet and a cracked roof tile. Eight items are small. You get quotes of $1,150 for the plumber, $350 for the electrician and $900 for the roof tile, for a total of $2,400.

You could fix the three items, or offer a $2,400 credit and decline the rest. The credit is faster, and the fixes give the buyer proof the work was done. Neither is right for every deal. The point is to respond to the list with numbers and not with a vague yes or no.

Watch the dates

Your contract sets deadlines for the buyer's inspection period and for your reply. Missing a date can change what each side is allowed to do. Ask your agent to put every date on a calendar the day the contract is signed.

If the home was priced for repairs or you expect a low appraisal, those facts affect your answer too. I cover the appraisal side in what a low appraisal means for sellers. If you want to see how a buyer thinks about this step, read the buyer's view of negotiating after an inspection.

A checklist for your response

1. Read the full report, not just the summary of repairs the buyer sent.
2. Sort every item into safety, wear or cosmetic.
3. Get quotes from licensed contractors for the big items.
4. Decide how much you would pay in repairs, credits or price, and your walk-away point.
5. Reply in writing, item by item, before the deadline.
6. Keep every receipt and permit for completed work, and save it for the buyer.

This is not a guarantee

A fair response does not guarantee the buyer will stay in the deal. Reports, quotes and contract terms vary, and every buyer reacts differently. Use this guide as a starting point and talk through your contract with your agent.

My advice for San Diego sellers

1. Treat the request as a negotiation and respond item by item.
2. Fix real safety issues and get quotes before you answer.
3. Consider a credit for items that are easier to settle with money.
4. Do not argue over cosmetic items. Keep your focus on the big ones.
5. Put your response dates on a calendar the day the contract is signed.

Related guides

• What a low appraisal means for sellers
• Escrow timeline for San Diego sellers
• Selling and buying at the same time
• Capital gains tax when you sell your home
• Pre-listing home inspection in San Diego
• How to compare home offers in San Diego

Frequently asked questions

Do I have to make the repairs a buyer asks for?

No. You can agree, offer a credit, counter with a smaller list or decline. Your contract and your position decide what makes sense, so talk it over with your agent.

Is a repair credit better than doing the repairs?

It depends. A credit is faster and lets the buyer control the work, while repairs give proof that the work was done. Lender limits on credits may apply.

What if the buyer cancels after the inspection?

If the buyer is within the contract's inspection period, they may have the right to cancel. A backup buyer can help protect your timeline.

Should I get my own contractor quotes?

Yes, for the larger items. Quotes from licensed contractors give you real numbers to use in your reply.

Can I decline all of the repair requests?

Yes, but the buyer can then accept the home as is, ask again or cancel if they are still inside their inspection period.

About the author

Trevor Landress is a San Diego REALTOR® with Coldwell Banker West (DRE# 02126901). He was born and raised in San Diego and has been licensed since 2021.

Trevor is part of the Campbell Group, a three-generation real estate team, and he and the Campbell Group consistently rank as a top producing team at Coldwell Banker West each month.

He helps homeowners sell, guides first-time buyers through the home buying process and assists investors with their next acquisition. His work includes negotiating offers, analyzing market trends, building pricing strategies and running marketing campaigns for his listings. He serves clients across San Diego County, from coastal communities like La Jolla, Del Mar and Carlsbad to neighborhoods inland.

He writes these guides to help San Diego buyers and sellers navigate an ever-changing market. To talk through your plans, call or text (619) 402-4614 or contact Trevor Landress.

How I help San Diego home buyers

I walk buyers through each step, from getting pre-approved and touring homes to writing offers, reviewing inspections and getting to the closing table. I explain the numbers in plain English so you know what you are agreeing to before you sign.

How I help San Diego home sellers

I help sellers price their home from recent sold comparables, plan prep and photos, review every offer beyond the price, and keep the sale on track through inspection, appraisal and closing.