Home Inspection Repair Request Letter: Templates & Guide
You've got the inspection report. Now you need to send a repair request letter — and how you write it matters more than most buyers realize. A poorly framed request can kill a deal or get you stonewalled. A well-written one gets you tens of thousands of dollars back.
This guide covers exactly what to include, what to skip, and gives you a template you can adapt right now.
What Is a Repair Request Letter?
A repair request letter (sometimes called an inspection response, repair addendum, or "Request for Repair" form) is the formal document your real estate agent submits to the seller after your home inspection. It specifies what you want the seller to address before closing — either as repairs, a price reduction, or a closing credit.
Most purchase contracts give you a set window to submit this — typically 5 to 17 days after the inspection, depending on your state and contract terms. Missing the deadline usually means you waive your right to renegotiate.
The Three Things You Can Ask For
Most repair requests fall into one of three categories:
- Repairs completed before closing — Seller hires a contractor, work gets done, you verify it. Best when the issue is a safety hazard or required by your lender.
- Closing credit or price reduction — Seller gives you money at closing to handle it yourself. Preferred by most sellers (easier, less liability) and often results in cleaner negotiations.
- Walk away — If issues are severe enough, you exercise your inspection contingency and exit the deal.
In most markets today, asking for a credit rather than repairs gets better results. Sellers don't want to manage contractors, and you get to choose who does the work.
What to Prioritize: The Priority Framework
| Priority | Category | Examples |
|---|---|---|
| Must Ask | Safety & structural | Foundation cracks, electrical hazards, active roof leaks, sewage issues, mold, radon above 4.0 pCi/L |
| Must Ask | Lender-required | Anything your lender flags — FHA/VA loans have specific requirements that could block financing |
| Consider | Major systems near end-of-life | HVAC 15+ years old, water heater 10+ years old, roof with less than 5 years of life remaining |
| Consider | High-cost undisclosed items | Items the seller marked "No" on the disclosure but the inspector found |
| Skip | Normal wear and deferred maintenance | Caulking, minor cracks, dated fixtures, items you knew about when you made your offer |
| Skip | Cosmetic issues | Paint scuffs, carpet wear, minor landscaping — asking for these signals you're a difficult buyer |
Repair Request Letter Templates
Template 1: Requesting a Credit (Recommended)
Template 2: Requesting Repairs (Use Sparingly)
How to Calculate What to Ask For
The biggest challenge most buyers face: the inspector identifies the problem but doesn't tell you what it costs to fix. That gap is where buyers leave money on the table.
Here's how to build your numbers:
- Get 2–3 contractor quotes — Takes time but gives you real numbers. Your agent often has contractor relationships.
- Use national cost databases — HomeAdvisor, Angi, and RSMeans all publish average repair costs by type. These aren't perfect but give you a defensible range.
- Use OfferWise — Upload your inspection report and get AI-calculated repair cost estimates across all flagged items, cross-referenced against local data. Takes 60 seconds.
The Disclosure Angle: Your Hidden Leverage
Many buyers focus only on what the inspector found. The more powerful angle is the gap between what the inspector found and what the seller disclosed.
If the seller checked "No" to structural awareness on the disclosure but the inspector found foundation issues — that contradiction is leverage. Sellers who knowingly omit disclosures face legal exposure. That changes the negotiating dynamic.
When framing requests around disclosure contradictions, keep your language factual: "The inspection identified foundation movement in the southeast corner. The seller's disclosure states no known structural issues. We'd like to understand this discrepancy and request a credit to account for the repair costs."
What Happens After You Send It
Sellers have three options: accept your request, counter (agree to some items, deny others, or offer a smaller credit), or reject it entirely. Most respond within 3–5 business days.
If they counter, you can accept, counter again, or walk away using your inspection contingency. Most deals close with some version of a negotiated settlement — the data shows 83% of buyers get at least partial concessions when they ask.
Know exactly what to ask for before you send the letter
Upload your inspection report to OfferWise. Get AI-calculated repair costs, disclosure contradiction analysis, and a recommended credit amount — in under 60 seconds.
Analyze My Inspection Report →Frequently Asked Questions
Can I send a repair request after the deadline?
Generally no — your inspection contingency window is defined in your purchase contract. Missing it typically means you waive your right to renegotiate. Always confirm the exact deadline with your agent the day the inspection is completed.
What if the seller rejects all my requests?
You have two choices: proceed with the purchase as-is, or exercise your inspection contingency to exit the deal (and recover your earnest money, assuming your contract includes this protection). Don't feel pressured to buy a home with significant unresolved issues.
Should I ask for repairs or a credit?
Credits are almost always better for buyers. You control who does the work, you ensure it's done right, and the transaction is simpler for everyone. The exception is safety hazards that must be fixed before closing — lenders often require documented completion of certain repairs.
How specific do I need to be about dollar amounts?
As specific as possible. "We request a $15,000 credit for roof replacement based on contractor estimates" is much stronger than "We request a credit for the roof." Sellers respond better to concrete numbers backed by documentation.