Grand Rapids home seller reviewing inspection repair requests with a contractor in the kitchen

How do I handle a buyer’s request for repairs after the inspection when selling my Grand Rapids home?

ByJason Pohlonski

Selling your Grand Rapids home can feel like a marathon—especially once you’re under contract and the inspection report arrives. Suddenly, you might be facing a list of repair requests from the buyer’s side. Deciding how to respond is critical, because it can make or break your sale, affect your net proceeds, or even put you back on the market. Here’s how to keep your transaction moving forward, protect your interests, and make smart decisions when those repair requests hit your inbox.

Quick Answer

When you get a buyer’s request for repairs after an inspection in Grand Rapids, you are not obligated to say yes to every item. Instead, evaluate which requests are reasonable, which are safety- or lender-related, and which are cosmetic or negotiable. Your response should balance your desire to close with your bottom line and how strong your listing’s position is in the current market.

Most sellers find a middle ground: agreeing to some repairs, offering credits, or declining less critical requests. If you’re dealing with this, I’m happy to walk through it with you.

Evaluate the Listing’s Strength Before Responding

Start by asking: how is your Grand Rapids listing performing? If you’re getting strong showing activity, backup interest, or multiple offers, you may have more leverage to push back on non-essential repairs. If activity has slowed, or the sale has already fallen through once, you may need to be more flexible to keep the deal together.

Jason’s take: “I always check how many buyers are waiting in the wings. If there’s solid backup interest, we don’t have to give away the farm on repairs. But if it’s been quiet, that’s a signal to be more strategic.”

Sort Repair Requests: Safety, Lender, Cosmetic

Not all repair requests are equal. First, separate true safety or lender-required items (like electrical, roof leaks, or health hazards) from cosmetic fixes or wish-list upgrades. Lenders, especially FHA, VA, or USDA, may require certain repairs before closing (HUD source). Cosmetic requests—like paint touch-ups or minor landscaping—are rarely deal-breakers.

Jason’s take: “If a buyer’s loan won’t fund without a repair, that’s a different ballgame. But I advise sellers not to overreact to minor or cosmetic asks. Focus on what truly affects your ability to close.”

Decide: Repair, Credit, or Decline

Once you know which repairs matter most, choose your approach: agree to fix, offer a credit (price reduction or closing cost help), or politely decline. Offering a credit can be easier and faster than scheduling repairs yourself—and it lets the buyer handle things to their own satisfaction (CFPB source).

If you do agree to repairs, use reputable, licensed contractors and keep all receipts for closing. If you decline, be ready to explain why and justify your position with market data or your home’s condition relative to others.

Negotiate With Your End Goal in Mind

Your ultimate goal is to close at the best possible terms. If the repair request seems excessive, counter with only the essentials. If the buyer seems ready to walk, consider what’s less expensive: accepting a few repairs or starting over on the market (possibly at a lower price).

Remember, every negotiation is situational. If your move is time-sensitive or you’re under contract on your next place, a small concession might be worth more than a delayed sale.

Real Seller Case Study: Grand Rapids Repair Request

Recently, a Grand Rapids seller I worked with received a post-inspection request for six repairs, including a minor plumbing leak, some loose deck boards, and a few cosmetic items. The listing was still getting showing requests, but the seller needed to close quickly for a job relocation. We prioritized the safety-related plumbing fix, offered a small credit for the deck, and politely declined the cosmetic requests. The buyer accepted. The key was understanding which items would truly impact the sale and not letting the process get bogged down by non-essentials. The seller closed on time and avoided unnecessary expenses.

Grand Rapids Market Insight

In the Grand Rapids market, I regularly see inspection-related negotiations as the biggest post-offer hurdle for sellers. Most sellers who take a calm, prioritized approach—focusing on health, safety, and lender-required repairs—are able to keep deals together and minimize extra out-of-pocket costs. Overreacting to cosmetic requests or panicking about the first repair list rarely benefits the seller. Strategic, market-aware responses are what keep closings on track.

Frequently Asked Questions About Selling in Grand Rapids

  • Do I have to agree to all repairs a buyer asks for after inspection?
    No. You can negotiate, decline, or offer credits depending on the request and your sale’s leverage.
  • What repairs are usually required for a buyer’s loan in Grand Rapids?
    Typically, health, safety, and structural items may be required—especially with FHA, VA, or USDA loans.
  • Should I make repairs myself or offer a credit to the buyer?
    Credits are often faster and easier, but some buyers or lenders require repairs to be completed before closing.
  • What if the buyer walks away after inspection?
    You can relist, negotiate with other interested buyers, or adjust your price or condition based on market feedback.

Related Resources

About the Author


Jason Pohlonski
 is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout Grand Rapids, East Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.

Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.

With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.

Industry Recognition

Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.

Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.

Professional Disclosure

Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE, Grand Rapids, MI 49546

📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com

This article reflects real client experiences and market conditions in Grand Rapids and surrounding communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.

This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or floodplain determination advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, or property risk.

Similar Posts