UNDERSTANDING THE REQUEST FOR REPAIRS FORM
Understanding the Request for Repairs Form
What is a request for repairs form?
A request for repairs form is typically used by a home buyer as an official document for requesting repairs after home inspections have been completed. They can also be used to request a monetary credit from the home seller. The seller can then either accept, reject or ask for a revision to the request for repairs form as part of the contract. Typically the seller must complete the work specified in the form by a certain date and provide proof that the work has been completed by a professional, licensed contractor. Normally an invoice or copy of a receipt is sufficient, although sometimes a re-inspection by a licensed home inspector may be required. This is different from our service which functions primarily as a repair estimator.
What Is Included in the Home Inspection Repair Request Form?
As a buyer, when you wish to make demands on the sellers for certain repairs or corrections to be made, you will complete a home inspection repair request form. This useful resource is used to itemize the demands in a written and legal format.
The requests for repairs form functions to:
- Notify sellers of any material defects discovered by you, your home inspector, or your agent which was undisclosed and unknown to you prior to acceptance of the purchase agreement
- Call for the sellers to fix, replace, or otherwise correct the noticed defects before the scheduled closing and before possession is transferred
- Advise the seller that you intend to fully perform all of your obligations under the contract and terms of escrow
- Confirm your inspection of the property matches your expectations for the condition of the property at the time of closing
- List the defects with you are demanding that the sellers replace, correct, or fix before closing
It is also important to note that if the seller refuses to deliver the property to you in the condition it was known to you to be in at the time of acceptance, you may retain the right to refuse to close escrow and may even be entitled to be compensated in some way by the seller.
Regardless, this form serves to prove that you are aware of the exact condition of the property at the time of purchase and allows you to ensure you are satisfied with that condition prior to closing. It protects a buyer from sellers that might trash a house prior to closing; resulting in damages to the buyer upon ownership transfer.
Requesting Repairs After Home Inspection
Getting an inspection report back that is filled with defects of varying sizes can be immediately overwhelming to a buyer. It presents the challenging decision of whether to request the seller make repairs and if so, how much. Then comes the stress of negotiating new terms, which feels reminiscent of going under contract in the first place.
In fact, many deals fall apart when buyers and sellers cannot agree on repairs after an inspection report is made and requests are demanded. Therefore, it is crucial you understand what to expect going into this phase so you aren’t unraveled by surprises.
Don’t worry because the process can be easily broken down into six steps and further understood from there.
Request for Repairs Timeline
- You and the seller make an agreement on the sales price and terms or conditions
- You (the buyer) perform inspections on the property and review the disclosures included with the buyer’s inspection contingency
- You document portions of the home or property that are not up to code or not in working order
- You send the sellers repair requests via the request for repairs form or contract amendment
- You must make an explicit demand to the sellers that they make the requested repairs or you will cancel the contract.
- The seller either rejects it or agrees to make some or all of the repairs requested. Counters are common. If you, the buyer, disagree with the seller, you can cancel the contract and get your earned money deposit refunded and move on.
How Do You Write a Repair Request Addendum?
In many states, your buyer’s agent will be legally required to submit what is known as a repair request addendum. This is a formal amendment or modification to the original sales contract used to convey the same demands as the repair request forms.
Be aware that some states do offer approved promulgated forms to be used as repair request addendums, but they are typically only available through the local Board of Realtors. If you’re not working with a licensed agent, then best of luck to you, and if you are, ask your realtor to see if they have one available. Typically, however, when writing a repair request addendum, we advise:
- Be as specific as possible about what the issue is, how you want it addressed and what state it should be in by the time the work is done.
- Be clear about who you want to complete the work – will you pick the contractor or the seller? Will that person be licensed and provide a warranty on their work?
- Have a specific date and time by when repairs must be done and proof provided. Be specific and state clearly that receipts for all work must be provided.
- If possible, have the SAME home inspector revisit the property and inspect the repairs to make sure they were done properly. Most inspectors will charge a reduced fee for this if it’s just something small
How Long Does the Seller Have to Respond to Repair Request Form?
In many states, 15 days is standard, but it is always wise to check with your agent. This is typically when a specific date has not been decided on the contract. The exact number of days that the seller legally has to make the requested repairs will vary from state to state and may be explicitly outlined within the terms and conditions of the contract. In fact, this can be a very strategic bargaining chip in a heated bidding war.
Is a Repair Pricer Report the Same as a Request for Repairs Form?
Not exactly – while many of our clients do use our reports as a request for repairs form, they are typically used to help the buyer narrow down the most important and significant home inspection costs, or to calculate exactly how much repair credit the seller should be provided in lieu of repairs. The best thing about our reports is that unlike an inspection report they are not considered a disclosure notice, so there are no legal ramifications of anyone sharing the report with any other party.
Consider our reports a home inspection checklist that you can freely share with any party. This is just one example of how Repair Pricer allows you to automate the inspection and repair process to ensure that your cross every “t” and dot every “i” along the way. At the forefront, our goal is to eliminate the guesswork and completely streamline everything from your inspection to the efficient and economic execution of any required repairs.
Sample Repair Request Letter to Seller
Turn any home inspection report into an accurate request for repairs form with Repair Pricer.
Reasons To Use Repair Pricer
Reasons to use repair pricer
- Negotiate with confidence
- Save time & money
- Reduce stress
- Get the best deal on your new home
- Take control of the transaction