Do I Have to Make Repairs after the Home Inspection?

 

If you are in the process of selling your Las Vegas property, you may be wondering what your home inspection will hold and what you will be responsible for fixing. Overall, home inspections are a way to provide a chance for the buyer to be made aware of any major or underlying issues prior to closing. 

 

So what happens when the inspector finds issues with the home? Are fixes mandatory? The short answer is no. On that same token, that doesn’t mean you can simply dismiss your home’s inspection or refuse repairs with the expectation that the buyer won’t back out. 

 

Depending on the type of repairs needed, sometimes a lender will refuse to proceed with financing until certain things are fixed, especially if they are a health, structural or safety issue. Aside from these instances, buyers and sellers will typically negotiate repairs and credits until they come to an agreement. It can be a lot of back and forth. 

 

Since this is a process, let’s dive deeper into what issues you may be required to fix, what some common buyer requests may be and what happens if you refuse to make repairs when repairs are needed after home inspection.

 

The home inspection contingency period is often the most stressful part of the sale process because it transitions the transaction from an agreed-upon price to an often tense negotiation over the home’s condition. Being prepared for this phase, particularly by understanding common seller obligations in Nevada, is key to keeping your sale on track. You and your agent must strategically approach the buyer’s Request for Repair (RRR) list, prioritizing necessary fixes over purely cosmetic desires.

 

Sellers should also be aware that the buyer’s inspection request often serves as a second chance for the buyer to negotiate a lower net price or secure financial concessions. Your goal is to maintain the integrity of the original purchase agreement while satisfying the buyer and their lender’s mandatory requirements. Knowing your bottom line before receiving the inspection report will help you react quickly and keep the momentum moving toward closing.

 

🔧 Common Issues That Must Be Fixed

 

After your home inspection, the potential buyer and their agents will typically sit down and make a list of “must-have repairs” and “preferred-to-have repairs” before sealing the deal. In addition to this, some lenders may have their own list of “must-have repairs” to make sure that the home appraises for the correct amount before finalizing any financing. 

 

Required fixes often include things like: 

 

• Hazards that fall under the electrical or structural category
• Violation of local or building codes
• Water damage or mold 
• Roofing issues, especially those that need replacing
• Faulty plumbing, HVAC or electrical systems 
• Pest infestations 
• Cracks in the foundation 
• Contamination of toxic chemicals, such as asbestos or lead

 

When a buyer utilizes certain government-backed loan programs like FHA (Federal Housing Administration) or VA (Veterans Affairs), the list of mandatory repairs expands significantly beyond what a conventional loan requires. These lenders impose strict Minimum Property Requirements (MPRs) to ensure the property is safe, structurally sound, and sanitary for the borrower. 

 

For sellers of Las Vegas homes, an FHA or VA appraisal can often flag items considered minor in a conventional sale, such as peeling paint in homes built before 1978 (due to lead concerns), lack of working utilities, or inadequate handrails. In these cases, the lender will refuse to fund the loan until the specified repairs are needed after home inspection is completed, making the fix non-negotiable if you want to proceed with that particular buyer and their financing.

 

💵 As the Seller, Am I Obligated to Pay for Repairs? 

 

Although all repairs are negotiable during the contract process, most sellers are expected to pay for major health or safety issues as mentioned above. Failure to meet these expectations can often lead to a sale falling through. If you agree to make repairs, you will want to weigh the pros and cons to decide which repairs are worth your time, money and efforts.

 

While you are generally expected to address major safety issues, you are not obligated to be the one to pay for the repair work itself. A savvy seller will carefully consider the cost of the repair versus the cost of losing the buyer. Instead of hiring contractors, you can offer a seller concession—a credit toward the buyer’s closing costs—equal to the estimated repair amount. This keeps the closing on schedule and shifts the burden of coordinating the repair work to the buyer.

 

To determine the best strategy, always get your own professional bids for any major repairs the buyer requests. The buyer’s estimates might be inflated. By having your own quote from a licensed Nevada contractor, you can counter-offer with a precise credit amount that saves you money while demonstrating your commitment to a fair and successful closing. For additional strategies on managing closing costs and credits, review this helpful resource from the Nevada Real Estate Division.

 

📝 Common Buyer Requests

 

Aside from the repairs that may be required of you, sometimes buyers will also request repairs that affect the livability of the home. Since most buyers want to avoid a drawn out contingency, oftentimes they will ask for alternative concessions such a discounted home price or credits toward repairs so that they can fix the issues themselves. 

 

Common optional repairs include: 

 

• Appliances 
• Doors and windows 
• HVAC systems 
• Electric Systems 
• Plumbing 
• Roofing

 

A few things that most buyers will consider fixing themselves include minor repairs, cosmetic issues and easy replacements like smoke detectors and electrical plates. 

 

The buyer’s request list often includes items that fall squarely into the category of maintenance, not mandatory repair. For example, requests to replace a 15-year-old but functional HVAC system or to patch purely cosmetic cracks in the driveway are typically considered optional. These requests often test your resolve.

 

When a buyer asks for concessions instead of repairs, it can take several forms that allow you to manage the situation without extending the closing timeline. These seller concessions can include:

• Closing Cost Credit: A monetary credit applied directly to the buyer’s settlement charges.
• Price Reduction: Lowering the sale price of the home.
• Home Warranty: Purchasing a one-year home warranty to cover certain appliance and system failures post-closing.

 

❌ What If You Refuse to Make Repairs? 

 

This all depends on the negotiated contract. Oftentimes a contract will have clauses that will require you to repair issues that involve health and safety. This is why it’s imperative that you read the contract thoroughly before signing. 

 

Beyond required repairs, refusal to repair can lead to loss of financing or even termination of the contract by the buyer. An alternative to repairing could be the seller offering concessions as discussed above. Either way, you will want to decide ahead of time on your willingness to handle potential repairs or concessions. 

 

Refusing to make critical safety or structural repairs after home inspection carries a significant, long-term risk beyond just losing the current buyer. Once the existence of a material defect has been formally documented during the inspection and presented to you, you are legally obligated to disclose that information to all future prospective buyers, typically on your seller disclosure form.

 

This means that if your current sale falls through, the next buyer will know about the foundation crack or faulty electrical system, and they will likely demand the same repairs or a deeper price discount. Therefore, it is often more financially prudent to negotiate the repair or offer a credit with your current buyer than to risk multiple failed contracts and having the defect permanently attached to your home’s disclosure history. For a clear understanding of Nevada’s disclosure rules, consult our guide on Las Vegas Property Disclosure Requirements.

 

🏠 Selling Your Las Vegas Home “As Is” 

 

If you want to avoid these requests by the buyer altogether, selling your home as-is is the way to go! Potential buyers will know ahead of time that they are not able to negotiate repairs, so they will have realistic expectations when they tour the home. 

 

We Buy Any Vegas House will pay cash for your property! We buy homes in Las Vegas in any condition in Nevada and we don’t expect sellers to make any repairs or improvements. Contact us today for your free cash offer. 

 

Selling your home “as-is” is a powerful strategy for sellers prioritizing speed and certainty over maximizing their sale price. While it signals to the market that you will not entertain requests for repair or price negotiation based on inspection findings, it’s important to understand the trade-off. Buyers will factor the likely repair costs into their initial offer, meaning an as-is sale usually commands a lower initial purchase price compared to a move-in ready home.

 

However, for those dealing with an older home, significant deferred maintenance, or facing personal time constraints, the peace of mind that comes from avoiding the entire inspection negotiation phase is often worth the difference. When you choose an investor or cash buyer, you eliminate the financing and appraisal risk, ensuring a fast, smooth close without the back-and-forth over every minor defect found in your selling your Las Vegas property inspection report.