Should I Ask the Seller to Make Repairs or Offer a Credit?

You’ve finished your inspection, the report’s in, and now comes the question every buyer faces: Do we ask the seller to fix things—or just give us money toward them?

In Lubbock’s 2025 market, there’s no one-size-fits-all answer. It depends on the home, the repairs, and the type of deal you’re structuring.

Here’s how I help my clients decide:

1. Consider the scope and urgency of the repair.
If the issue is major—like a roof leak, foundation concern, or HVAC problem—it’s often smarter to ask the seller to complete the repair before closing. That way, it’s handled by professionals and verified before you move in.

2. Think about control and quality.
If you’re picky about materials or workmanship, requesting a credit at closing gives you control. You can hire your own contractor and ensure the repair meets your standards after closing.

3. Check loan requirements.
Certain loan types (like FHA or VA) require safety-related repairs to be completed before closing. In those cases, a credit may not be an option. Conventional buyers, however, often have more flexibility.

4. Factor in market conditions.
In a slower market, sellers tend to agree to repairs or credits readily. In a fast-moving market—like we see in Cooper and Frenship ISD zones—sellers may prefer offering a flat credit to keep timelines short.

5. Do the math.
If repairs total $5,000, a credit for that same amount might sound equal—but remember: you’ll be paying retail for materials and labor after closing. Sometimes a pre-closing fix saves you more.

My role is to help you evaluate what’s worth pushing for—and what’s worth letting go. Not every cracked tile or worn baseboard is a negotiation point, but serious issues should be addressed with confidence.

When I negotiate on behalf of buyers, I make sure repair requests are clear, documented, and prioritized by safety and structure. For sellers I represent, I encourage transparency early, so these conversations don’t derail a deal later.

The goal isn’t to “win” the inspection—it’s to create a fair outcome that protects your investment and keeps the deal moving.

Because at the end of the day, whether it’s a repair or a credit, the right choice is the one that gives you confidence walking through your new front door.

— Insights from Tess Hernandez, Realtor | Reside Real Estate