Should I Ask for Repairs or a Credit After the Home Inspection

How each option works

Seller repairs mean the seller hires a contractor and completes the work before closing. You'd verify the repair during your final walkthrough. The seller pays out of pocket, and the home transfers to you with the issue resolved.

A credit (sometimes called a seller concession or closing cost credit) reduces what you pay at closing. Instead of the seller fixing the problem, you receive money — usually applied against your closing costs — and handle the repair yourself after you move in. Some transactions use a check to the buyer at closing rather than a credit, depending on how the contract is structured.

A price reduction lowers the purchase price instead of providing a credit. This changes your loan amount and monthly payment slightly, but the per-month difference is usually small. Credits tend to have a larger immediate financial impact because they put money in your hands at closing rather than spreading savings over 30 years of mortgage payments.

When repairs make more sense

Seller-completed repairs work best for straightforward fixes where quality is easy to verify. A missing handrail. Replacing a broken window. Installing smoke detectors. These are simple, hard to do badly, and easy to confirm during the final walkthrough.

Repairs also make sense when the issue affects habitability and you need the home to be livable on day one. If the furnace doesn't work and you're closing in December, waiting until after closing to fix it yourself may not be practical.

Lender-required repairs are sometimes non-negotiable. FHA and VA loans, for instance, may require certain safety or habitability fixes to be completed before the loan closes. In these cases, the seller may need to do the work regardless of your preference.

When a credit makes more sense

Credits are the better choice in most other situations, for a few reasons.

You choose the contractor. When the seller handles repairs, they have every incentive to hire the cheapest option available. They're moving out — they won't live with the result. You will. Taking a credit lets you hire someone you trust and ensure the work is done to your standards.

You control the timeline. Seller repairs can delay closing if the contractor's schedule doesn't align with your closing date. Credits keep the transaction on track and let you schedule the work when it suits you.

You see the full scope. Some issues look simple on the surface but turn out to be more involved once work begins. If the seller fixes a water-stained ceiling but the underlying roof flashing is still compromised, you inherit the real problem. Handling it yourself — with a contractor of your choosing — gives you better visibility.

The one caution with credits: make sure you actually set the money aside for the repair. A credit applied against closing costs feels like savings, not like a repair fund. Budget accordingly.

Loan limits on credits

Seller concessions have caps depending on your loan type and down payment. Conventional loans typically limit seller credits to 3% of the purchase price if you're putting less than 10% down, and up to 6% with a larger down payment. FHA loans cap at 6%. VA loans cap at 4% plus allowable closing costs.

If the repairs you need exceed the credit cap, you may need to combine a credit with a price reduction, or ask the seller to complete some repairs directly. Your lender and agent can help structure this.

How to decide, item by item

For each issue on your list, ask:

• Is this a simple fix I can verify at the walkthrough? Seller repair may be fine.
• Is this complex, expensive, or quality-sensitive? A credit gives you more control.
• Is this lender-required? It may need to be a repair, period.
• Am I comfortable managing this work after closing? If not, ask for the repair.

Many buyers use a combination — requesting repairs for simple, verifiable items and credits for larger, more complex ones.

For help estimating what repairs might cost (so you know how much credit to request), see our guide to thinking about repair costs. And if you need specialist evaluations to get real numbers, here's when to call a specialist.

InspectionTriage's Negotiation Playbook includes ask/settlement ranges for each priority finding and helps you decide between repair and credit strategies item by item. See what’s worth negotiating — free.