Do I Have to Make Repairs After a Home Inspection When Selling in Pasadena?
Listed by Bryony Atkinson of Maisonre and Weston Littlefield of Christie’s
No. In a typical California home sale, a buyer can request repairs, credits, or other changes after inspections, but the seller does not automatically have to agree to every request. What happens next depends on the purchase agreement, the buyer’s remaining contingencies, the severity of the issue, and how much negotiating leverage each side has.
Your Pasadena home is in escrow.
Great news.
The buyer completes their inspections.
Then their agent emails over a repair request.
And suddenly you're looking at a list that includes:
A plumbing repair.
A roof issue.
A loose outlet.
A cracked switch plate.
A dripping faucet.
A window that sticks.
And somehow the buyer would also like a $25,000 credit.
Naturally, the first question is:
“Do I have to agree to all of this?”
Usually, no.
A repair request is exactly that:
A request.
The more important question is how we should respond strategically.
What Happens After the Buyer’s Inspection?
During the buyer's investigation period, they may inspect the property and evaluate its condition.
Depending on the findings and the terms of the purchase agreement, the buyer may decide to:
Accept the home as it is
Ask the seller to complete repairs
Request a seller credit
Request a price adjustment
Ask for additional investigation
Exercise other rights available under the contract
California repair negotiations are generally just that: negotiations. A buyer may request repairs or credits, but the seller is not automatically required to agree to every item.
Does the Seller Have to Fix Everything the Inspector Finds?
No.
And honestly, I don't think buyers should necessarily ask for everything either.
A home inspection report is not a seller's to-do list.
Inspectors document conditions they observe.
That means even a beautifully maintained home can produce a report that's dozens of pages long.
The important thing is separating:
Major issues
from
normal maintenance and minor imperfections.
If your home was built in 1925, the buyer shouldn't expect it to emerge from inspections looking like brand-new construction.
What Types of Repairs Get My Attention?
As a seller's agent, I take certain findings more seriously because they may affect safety, functionality, financing, insurance, or the buyer's willingness to continue.
Those might include issues involving:
Roof leaks
Active plumbing leaks
Electrical safety
Sewer problems
Foundation concerns
Significant water intrusion
HVAC problems
Termite or wood damage
Structural concerns
That doesn't automatically mean:
“Seller pays for everything.”
It means we should understand the issue before deciding how to respond.
What About Small Cosmetic Requests?
This is where sellers sometimes get understandably frustrated.
The buyer may ask for things like:
Touch-up paint
Loose cabinet handles
Minor caulking
Small drywall imperfections
A dripping faucet
A cracked outlet cover
Cosmetic flooring wear
Could you agree to fix those?
Sure.
Do you automatically have to?
No.
I want to look at the entire negotiation before deciding whether spending money or energy on those items actually helps us get to closing.
Should I Make the Repair or Give the Buyer a Credit?
This is one of the most important decisions.
Sometimes completing the repair makes sense.
Other times, a credit may be cleaner.
When a Repair Might Make Sense
Maybe the issue is:
Relatively inexpensive.
Straightforward.
Easy to document.
Something that needs to be completed before closing anyway.
In that case, handling the repair may be the simplest solution.
When a Credit Might Make More Sense
Suppose the buyer wants a contractor of their choice.
Or the work can't realistically be completed before closing.
Or the repair has several possible solutions.
A credit may allow the buyer to manage the work after closing.
This can also reduce disagreements about whether a seller's repair was completed to the buyer's preferred standard.
Any credit has to fit within the transaction and lender requirements, so the buyer's lender may need to confirm what is permitted.
Why Sellers Sometimes Prefer Credits
Here's a practical example.
Suppose there's a plumbing issue.
You hire the least expensive contractor you can find because you're moving next week.
The buyer hires a different plumber during their final walk-through and says:
“This isn't what we wanted done.”
Now everyone is upset.
A properly structured credit can sometimes avoid that.
The buyer takes control of the work after closing.
You don't manage another contractor.
And everyone knows exactly what was negotiated.
Again, whether that's possible depends on the transaction.
Can the Buyer Ask for a Price Reduction Instead?
Yes.
A buyer may ask for a price reduction rather than a repair or credit.
But these options affect the buyer differently.
A $10,000 price reduction usually does not put $10,000 back in the buyer's pocket at closing.
A $10,000 allowable seller credit may have a much more immediate impact on their cash needed to close.
So if the buyer's concern is:
“We need money available to make the repair.”
they may prefer a credit.
If their concern is:
“We think the property is worth less because of this condition.”
they may prefer a price reduction.
Those are different conversations.
Do I Have to Agree Just Because the Buyer Has an Inspection Contingency?
No.
The buyer's contingency may provide contractual rights to investigate the property and potentially make decisions based on what they discover.
It doesn't necessarily require you to say yes to their repair request.
You can potentially:
Agree.
Agree to some items.
Offer an alternative.
Provide a smaller credit.
Decline.
The buyer then evaluates their options under the contract.
This is where the negotiation gets real.
What If I Say No?
Sometimes:
Nothing happens.
The buyer accepts your response and moves forward.
Sometimes they counter.
Sometimes they decide the issue is significant enough that they don't want to proceed, assuming their contract gives them that option.
That's why I don't recommend saying no just because you're annoyed by the request.
And I don't recommend agreeing just because you're afraid of losing the buyer.
We evaluate the actual risk.
How Strong Is the Buyer’s Negotiating Position?
This matters a lot.
Let's imagine two Pasadena sales.
Scenario A
Your home received:
12 offers.
We accepted a very strong offer.
We have two backup buyers asking whether the property might come back.
The inspection finds a relatively minor issue.
The buyer asks for a large credit.
I'm probably going to feel fairly comfortable pushing back.
Scenario B
Your home was listed for:
75 days.
We had very little activity.
This is the first serious buyer we've had.
The inspection uncovers a legitimate $12,000 problem.
Now the negotiation feels very different.
Same repair.
Different leverage.
Pasadena’s Current Market Makes This Property-Specific
This is why I don't like blanket advice such as:
“Sellers don't have to give buyers anything.”
Technically, that may sound empowering.
Strategically, it may be terrible advice.
Pasadena remains somewhat competitive overall. Redfin's August data shows homes receiving around four offers on average, with about 51% selling above list price.
At the same time, roughly 25% of listings had price drops, and recent September sales range from properties selling 15% to 19% above asking to homes taking more than 100 days and closing below list.
That means your negotiating position depends on your home, not Pasadena's headline statistics.
What If the Buyer Is Asking for Way Too Much?
Then I want to break down the request.
Instead of reacting to:
“Buyer requests $30,000 credit.”
I want to know:
What did the inspection actually find?
Is there a contractor estimate?
Is the issue urgent?
Is it safety-related?
Was the condition already disclosed?
Is the buyer upgrading something rather than repairing it?
How did they arrive at $30,000?
A large round-number request without support doesn't carry the same weight as a documented repair estimate.
Ask for Documentation
If the buyer is requesting substantial money because of an inspection finding, I want to see what they're relying on.
Maybe they have:
An inspection report.
Roofing estimate.
Sewer video.
Plumbing estimate.
Foundation evaluation.
Great.
Let's review it.
Maybe we get our own estimate.
Maybe their contractor says the repair is $20,000 and ours says it's $6,000.
Now we have something meaningful to negotiate.
What If We Already Disclosed the Problem?
This can strengthen our position.
Suppose the seller disclosures clearly stated:
“Roof is near the end of its useful life and has previously leaked.”
The buyer knew that before writing their offer.
Then after the inspection they ask you to replace the entire roof.
Can they ask?
Sure.
Do I view that request the same way as discovering an undisclosed active leak during inspections?
Probably not.
Disclosure matters because it helps establish what the buyer knew when they decided how much to offer.
Should I Fix Problems Before Listing Instead?
Sometimes.
This is why I like considering pre-listing inspections for certain Pasadena homes.
If we discover something significant before listing, we have more choices.
We can:
Fix it.
Get estimates.
Disclose it.
Price accordingly.
Prepare buyers for it.
When the buyer finds the problem first, the seller is suddenly responding under a contingency deadline.
I'd rather know early when practical.
What If the Buyer Requests a New Roof Because It’s Old?
Old doesn't necessarily mean defective.
A roof can have age and still be functioning.
What matters is the condition.
Does it leak?
Does the roofer recommend replacement?
Are there damaged areas?
Does insurance have concerns?
I don't automatically agree to replace a functioning component simply because a buyer would prefer a brand-new one.
The buyer is purchasing an existing home, not ordering a new one from a builder.
What If the Buyer Wants a Sewer Replacement?
Same idea.
A sewer inspection might show:
Minor roots.
Significant roots.
Offsets.
Cracks.
A collapsed section.
Those are not all the same problem.
Before agreeing to a major sewer credit or replacement, I want to understand the actual condition and obtain appropriate estimates when needed.
What About Termite Work?
Termite and wood-destroying organism findings can become another negotiation point.
Maybe the buyer requests:
Treatment.
Wood replacement.
A credit.
Again, the appropriate response depends on:
What was found.
The cost.
The contract.
Competition.
Whether the condition was previously known.
The overall economics of the transaction.
Can I Agree to Some Repairs and Reject Others?
Absolutely.
Repair negotiations do not have to be:
All yes
or
all no.
Maybe the buyer submits 12 requests.
We agree to:
Two safety-related repairs.
One plumbing repair.
And a small credit.
We decline the cosmetic items.
That's negotiation.
What If I’m Selling As-Is?
An as-is sale does not necessarily prevent a buyer from inspecting the property or asking for something afterward.
You may still choose to say no.
But the buyer may have contractual rights tied to their investigation contingency.
“As-is” isn't the same thing as:
“Buyer agrees not to learn anything or ask any questions.”
This is one reason I want sellers to understand the terms of the offer they accept.
Should I Agree to Repairs Just to Keep the Deal Together?
Sometimes.
But not automatically.
Suppose you're selling for:
$1,400,000
The buyer asks for:
$5,000
because of a legitimate inspection issue.
Maybe keeping an otherwise strong transaction together is worth far more than fighting over $5,000.
Now imagine the buyer asks for:
$75,000
without meaningful support.
That's a different conversation.
I care about the size of the request relative to:
The issue.
The purchase price.
Your net proceeds.
Our backup options.
The risk of starting over.
Don’t Let Emotion Run the Negotiation
This is harder than it sounds.
Sellers can hear a repair request as:
“Your house is terrible.”
That's usually not what the buyer is saying.
The buyer is doing due diligence.
They're also negotiating.
And yes, sometimes they're testing how much they can get.
That's okay.
We don't need to take it personally.
We need to respond strategically.
What Happens If the Buyer Cancels?
Then we need to review the contract, their remaining contingencies, the reason for cancellation, and what happens next.
If we go back on the market, we also need to think about:
What did we learn from the inspection?
Did the seller gain new knowledge that affects future disclosures?
Should we fix anything before relisting?
Will the next buyer discover the same problem?
Losing the buyer doesn't erase the issue.
That's another reason a reasonable negotiation may sometimes be preferable to simply starting over.
Frequently Asked Questions
Do sellers have to make repairs after a home inspection in California?
Generally, buyers can request repairs, credits, or other concessions after inspections, but sellers do not automatically have to agree to every request. The outcome is negotiated within the terms of the purchase agreement.
Can a seller refuse a repair request?
Yes.
A seller can potentially decline some or all of the buyer's requests. The buyer's next options depend on the purchase contract and any remaining contingencies.
Is it better to make a repair or give the buyer a credit?
It depends.
Straightforward repairs may be easier to complete before closing, while a credit can sometimes give the buyer control over the work afterward.
Loan and closing-cost limits can affect how credits are structured.
Does the seller have to replace an old roof?
Not simply because it's old.
The more relevant questions are its condition, whether there are active problems, what professional evaluations say, and what buyer and seller ultimately negotiate.
Can a buyer ask for repairs on an as-is sale?
Potentially, yes.
An as-is sale doesn't necessarily prevent a buyer from conducting inspections or making a request. Whether the seller agrees is another question.
What repairs should sellers agree to after inspection?
I generally give the most attention to significant safety, structural, water, plumbing, electrical, roof, sewer, HVAC, or other costly issues.
Whether a seller should agree depends on the facts and negotiating leverage in the specific transaction.
Can a buyer cancel if I refuse repairs?
Potentially, depending on the terms of the purchase agreement and whether the buyer has an applicable contingency or other contractual right remaining.
So What's the Next Step?
If you're selling your Pasadena home and the buyer sends over a repair request, don't immediately write a check.
And don't immediately say:
“Absolutely not.”
Send it to me.
We're going to separate:
The legitimate issues.
The minor issues.
The expensive issues.
The things the buyer already knew about.
And the things that may simply be negotiation.
Then we'll figure out what the buyer is actually asking for and what the transaction can support.
Maybe we complete a repair.
Maybe we negotiate a credit.
Maybe we counter with a smaller amount.
Maybe we decline.
The goal isn't to “beat” the buyer.
The goal is to protect your proceeds while keeping a good transaction together when that makes sense.
That's especially important in the current Pasadena market. Some September properties are still selling well above asking, while others are spending months on the market and ultimately accepting less.
After nearly 20 years helping homeowners throughout Pasadena and the San Gabriel Valley, I've learned that inspection negotiations are rarely about who can be the most stubborn.
They're about understanding what the problem actually is, what it realistically costs, and how much leverage each side has.
If you're thinking about selling your Pasadena home, I'd be happy to help you prepare for this part of escrow before the repair request ever arrives so you know what to expect, what buyers commonly ask for, and how we'll decide what is actually worth negotiating.