Repair Requests After Inspection in Florida: How Sellers Should Respond

Repair requests after inspection are the point where many Florida deals bend or break. The buyer's inspector has walked the home, the report is long, and now a list lands in your inbox. How you answer can save the sale, or cost you thousands more than it should. This guide shows Palm Beach County sellers how the inspection period works under the common Florida contracts, the three ways to respond, and how insurance items change the math.

Key takeaways

• Under the Florida Realtors and Florida Bar "AS IS" contract, the buyer's inspection period is 15 days unless the contract sets another number.
• In that contract, you do not have to make repairs. However, the buyer can cancel in the inspection period and get the deposit back.
• The Standard contract is different. It sets repair limits, and a blank limit defaults to 1.5% of the price for each of three repair types.
• You have three main tools: fix it, give a credit, or lower the price. Each one affects the buyer's loan and insurance in a different way.
• Roof, electrical, plumbing and HVAC items often come from the buyer's insurer. Citizens asks for a 4-point inspection on homes more than 20 years old.

How repair requests after inspection work in Florida contracts

Most Palm Beach County resale deals use one of two forms from Florida Realtors and The Florida Bar. The one you signed sets your duties, so check it first.

The "AS IS" contract

This is the form you will see most often. Under it, the seller has no duty to make repairs. Instead, the buyer gets an inspection period, which runs 15 days from the effective date unless the parties pick another number. During that window, the buyer can cancel for any reason and get the deposit back, as long as they send written notice in time.

So a repair list under this contract is a request, not a demand. You can say yes, say no, or make a counter. But the buyer's right to walk away is real until the period ends. That is why a flat "no" is a risk, even when the contract does not make you fix anything.

The Standard contract

The Standard form works another way. It sets three repair limits: general repairs, wood-destroying organism (WDO) repairs, and permit issues. If those blanks are left empty, each limit defaults to 1.5% of the purchase price. Within those limits, the seller must fix items that the contract defines as not working or damaged. Above them, either side has options to cancel or agree on more.

Because the rules differ so much, ask your agent which form you signed before you reply. A quick read of the repair section can change your whole plan.

Sort the repair list before you answer

A 40-page report can feel like a disaster. In most cases, though, it is mostly small stuff. Split the buyer's list into three groups:

• Safety and system items, such as wiring hazards, active leaks, a failing roof or a dead AC unit.
• Items the buyer's insurer or lender will flag, which can stop the closing.
• Wear and cosmetic notes, like loose handles, worn grout or a dated fixture.

The first two groups deserve real attention. The third group is where you can usually say no, politely. Buyers knew they were buying a used home. Our post on what not to fix when selling a house covers the items that rarely pay back.

Also get your own numbers. A licensed contractor's quote for the big items gives you a fair basis to talk. Without it, you are guessing against the buyer's worst-case estimate.

Three ways to answer repair requests after inspection

Every reply comes down to three tools. You can mix them, too.

Option 1: Make the repair

Fixing the item yourself works best when the buyer's lender or insurer needs it done before closing. It also helps when the fix is simple and cheap. You control the contractor and the cost, and the buyer sees the problem is gone.

The downside is time and trust. You need licensed trades, and some work needs a permit. Then the buyer may want to re-inspect, and may not like the quality. So keep receipts, permits and photos, and share them before the final walk-through.

Option 2: Offer a closing credit

A credit means you pay part of the buyer's closing costs instead of doing the work. Many sellers like it because the house stays as it is and nobody waits on contractors. The buyer then fixes things their own way after closing.

Still, there are limits. Lenders cap how much a seller can pay toward the buyer's costs, and a credit cannot exceed the buyer's actual closing costs. Ask the buyer's lender to confirm before you agree. Our post on seller credits explains how they work.

Option 3: Lower the price

A price cut lowers the buyer's loan and monthly payment a little. However, it can matter for the appraisal and for future comps in your area. It also gives the buyer no cash for repairs at closing. For that reason, many buyers prefer a credit, and many sellers prefer to keep the price intact.

Price cuts make the most sense for large items the buyer plans to handle anyway, like a full roof. In that case, both sides can agree the home is worth less as it stands.

Insurance can drive repair requests after inspection

In South Florida, the buyer's insurance quote often shapes the repair list more than the inspector does. A buyer who cannot get a policy at a fair price may not be able to close.

For older homes, Citizens Property Insurance requires a 4-point inspection on properties more than 20 years old. It covers the roof, electrical, plumbing and HVAC. Citizens also asks for a roof inspection when a shingle roof is older than 25 years, or a tile or metal roof is older than 50, showing at least five years of life left. Private insurers set their own rules, and many are stricter.

Florida law also helps here. Under section 627.7011, an insurer cannot refuse to write or renew a homeowner's policy solely because a roof is less than 15 years old. For an older roof, the owner can get an inspection before the insurer requires a new one.

So if the buyer's insurer flags an old electrical panel or a worn roof, treat that item as a closing risk. A fix or a targeted credit often keeps the deal on track. A wind mitigation report can also help the buyer get a lower premium.

How to reply to repair requests after inspection in writing

Answer in writing through your agent, and do it well before the inspection period ends. A slow reply can run out the buyer's clock and push them to cancel. Here is a simple format:

1. Thank the buyer and list each item in their request.
2. Next, for each one, say whether you will repair it, credit it, or decline it.
3. For repairs, state who will do the work, with a license, and by what date.
4. For credits, state the dollar amount and that it depends on lender approval.
5. Finally, put the agreed terms in a signed addendum to the contract.

Keep the tone neutral. The buyer is not the enemy. They are scared of buying a problem. A clear, fair answer often calms things down fast.

What if the buyer will not budge?

Sometimes the gap is too wide. Before you let the deal go, compare the cost of their request with the cost of starting over. A new listing means more weeks of mortgage, taxes, insurance and HOA dues. In August 2026, the median Palm Beach County home took 40 days to go under contract, and condos took 69, according to Miami Realtors. Then add the time to close.

Also think about disclosure. Once you know about a defect from the report, you may need to tell the next buyer about it. Ask a real estate attorney what your disclosure duty covers.

Prevent big repair requests after inspection

The best defense starts before you list. A pre-listing inspection shows you the problems while you still have time to fix them or price them in. It costs a few hundred dollars and can save a deal later.

• Get a 4-point and wind mitigation report if your home is older. Then give buyers a copy.
• Service the AC and clean the drain line.
• Fix small leaks, loose rails and missing GFCI outlets.
• Gather permits and receipts for the roof, windows and big systems.

Buyers make calmer offers when they see a home that was cared for. That holds in older Boca Raton neighborhoods and in newer Jupiter subdivisions alike. Our Boca Raton page has more on the local market.

Frequently asked questions

Do sellers have to make repairs after a Florida inspection?

Under the "AS IS" contract, no. However, the buyer can cancel during the inspection period. Under the Standard contract, the seller must fix certain items up to the repair limits in the contract.

Is a credit better than a repair?

It often is for the seller, because it avoids contractors and delays. But a lender must approve it, and some insurance items must be fixed before closing. So the answer depends on the item.

How long does the buyer have to send repair requests after inspection?

Under the "AS IS" form, the default inspection period is 15 days, unless the contract says otherwise. The Standard form has its own deadlines. Check the dates in your signed contract.

Can I refuse every repair request?

You can. Under the "AS IS" form, the buyer may then cancel and get the deposit back if the inspection period has not ended. So weigh the cost of the request against the cost of losing the buyer.

Sources

• Miami Realtors, FR/BAR "AS IS" contract guide
• Citizens Property Insurance, inspection requirements
• Florida Statutes, s. 627.7011 (roof age)
• Miami Realtors, Palm Beach County August 2026 market report

Facing a long repair list? Book a no-obligation listing consultation with Pure Equity. We will help you sort what matters, price your options and keep the deal moving. Talk with our team. Buying instead? Our agents can help you read an inspection report before you negotiate.