Real Estate
What to say when the seller refuses to fix inspection issues
The seller says, "We have backup offers. We aren't fixing the roof, take it or leave it."
When a seller refuses to negotiate repairs and threatens to go to the next buyer, do not argue about how broken the house is. Say: "It sounds like you are ready to walk away over the inspection." This label calls their bluff and forces them to confront the reality of starting over.
“It sounds like you are ready to walk away over the inspection.”
Tip: You must be willing to let the deal die. Desperation is the enemy of leverage.
Why this works
Sellers use 'backup offers' as a bludgeon to scare buyers into accepting a bad house. If you argue that the roof is dangerous, you are just validating that the house is a problem.
By labeling their willingness to walk away, you force them to realize that *you* are the bird in the hand. If they kill this deal, they have to legally disclose your inspection report to the backup buyer, who will then ask for the exact same discount.
It strips the power away from their threat and reframes the negotiation around the reality: fixing it for you is cheaper and faster than hiding it from the next guy.
The trap
What most people say, and why it backfires
✕“But the roof is leaking! You have to fix it.”
They don't have to do anything. Demanding action makes them dig their heels in.
✕“Okay, fine, we'll take it as-is.”
You just bought a broken house at full price out of fear.
When they push back
Have your next line ready
If they say: "We just don't have the cash to fix it right now."
Say: "That's completely fair. What if we drop the sale price by $5,000 as a repair credit so you don't have to come out of pocket?"
If they say: "Yes, we will walk away."
Say: "Understood. I'll have my agent send over the cancellation paperwork. Good luck with the next buyer."
How to deliver it
Say it with calm, gentle resignation. You are simply stating a fact about their posture.
Before you walk in
Five things to have ready
Frequently asked questions
Do I legally have to give them the inspection report?+
Usually, yes. And once they have it, they legally must disclose those material defects to all future buyers.
What if it's a 'seller's market'?+
In a hot market, you have less leverage. Focus your requests only on major health and safety issues, not cosmetic fixes.
Can the seller just keep my earnest money?+
If you are within your inspection contingency window, you can walk away and get your full deposit back.
Should I let my agent negotiate this?+
Yes, but give your agent these exact scripts. Agents often want the deal to close quickly to get their commission; you must direct their strategy.
This line works for most of these conversations. Yours has specifics it doesn't.
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