Inspection Negotiation for Atlanta Sellers: What to Fix, What to Refuse
You accepted an offer — then the buyer’s inspection report lands with a list of items and a request for repairs or credits. In Georgia’s due-diligence world, how you handle this moment can make or break the sale. Not every item deserves a yes, and not every item is worth fighting.
Remember the leverage in the room
During the due-diligence period, a Georgia buyer can typically walk away for almost any reason. That gives their requests weight — but it doesn’t mean you fold on everything. The buyer usually wants the house; they’re negotiating, not necessarily threatening to leave. Read the request in that light: what’s a genuine deal-breaker versus a wish list?
What’s usually worth addressing
- Safety and health issues — electrical hazards, gas leaks, major water intrusion, structural concerns. These follow the house to the next buyer, so fixing them is often unavoidable anyway.
- Major system failures — a dead HVAC, a failing roof, or a compromised foundation. These are large enough to sink the deal if ignored.
- Anything a lender or appraiser will flag — if it has to be fixed to close, resolve it.
What you can usually push back on
- Cosmetic items — scuffs, minor cracks, dated finishes. Buyers bought the house as they saw it.
- Normal wear and age-appropriate condition — an older but functioning system isn’t a defect.
- Minor, low-cost items — a long list of tiny fixes is often a negotiating tactic; you can decline, bundle, or offer a modest credit instead of doing them all.
Credits vs. repairs
Often the cleanest resolution is a repair credit rather than doing the work yourself: the buyer gets the fix on their terms, and you avoid coordinating contractors under a deadline. For big-ticket safety items, though, buyers (and lenders) may want proof the work was actually done. Decide case by case — and keep the whole deal in view. Winning a $400 argument isn’t a win if it costs you a solid buyer and weeks back on the market.
This is exactly where representation earns its keep. Part of what we do for My Way Realty listing clients is separate the must-fix items from the negotiable ones and keep the deal on the rails — for our $500 + 1.25% listing fee.
Do I have to make any repairs at all?
Legally, most Georgia resale homes sell in their condition subject to negotiation — but refusing everything can cost you the buyer. Strategy, not stubbornness, wins here.
What if the buyer’s requests are unreasonable?
You can counter, offer a partial credit, or decline. A calm, comps-and-cost-based response almost always beats an emotional one — and usually keeps the deal together.
