The home inspection report just landed in your inbox, and it's 40 pages long. If you're a buyer, your first instinct might be to send the whole thing to the seller and ask them to fix everything. If you're a seller, you might be wondering whether you're required to do anything at all.

The short answer is: this is a negotiation, not a requirement — and how you handle it can determine whether the deal closes or falls apart. Here's what both buyers and sellers need to know about navigating repairs after an inspection in Texas.

Texas Is an "As-Is" State — But That Doesn't Mean What Most People Think

The standard TREC residential contract in Texas contains "as-is" language. Legally, that means the seller isn't required to make any repairs as a condition of the contract. But it doesn't mean buyers are stuck with whatever they find. It means that if repairs are going to happen, they have to be negotiated — and both parties have to agree.

That negotiation happens during the option period, which is the window Texas buyers use to get a full inspection and decide how to proceed. You can read more about how the option period works in our post on the Texas option period, but here's what matters for this conversation: until that window closes, the buyer has the right to terminate the contract for any reason and receive their earnest money back. That termination right is the foundation of the buyer's negotiating leverage.

What Buyers Should Focus On — and What to Skip

The inspection report will almost certainly include a long list of items. That doesn't mean you request all of them. Sending a seller a 27-item list of cosmetic concerns is one of the fastest ways to sour a negotiation before it starts.

Here's a practical way to think about it: focus your requests on items the seller has a reasonable responsibility to address — things that weren't visible or knowable before the inspection — and skip items that are clearly the result of normal wear and age.

Worth requesting:

• Active roof leaks or significant hail damage (roof replacement in DFW currently runs $8,000 to $18,000)
• Foundation concerns with evidence of ongoing movement
• HVAC systems that aren't cooling or heating effectively
• Plumbing leaks, water intrusion, or sewage issues
• Electrical hazards — double-tapped breakers, missing GFCI protection, exposed wiring
• Any safety item flagged by the inspector

Usually not worth the fight:

• Minor cracks in drywall or tile grout
• Worn carpet, dated fixtures, or cosmetic painting
• Small maintenance items like door adjustments or caulk replacement
• Anything clearly disclosed in the Seller's Disclosure Notice that was priced into the offer

North Texas Inspection Realities Worth Knowing

Every market has its own inspection patterns. In Rockwall, Rowlett, and the surrounding Northeast Dallas suburbs, there are a few items that come up consistently.

Three Ways to Resolve Repair Issues

Once you've identified what you want to address, you have three main options. Your agent can help you decide which approach makes the most sense based on the property, your financing, and the current market conditions.

1. Seller completes the repairs before closing. The seller hires a contractor, gets the work done, and provides documentation at or before closing. This sounds straightforward, but in practice, sellers tend to hire whoever is cheapest and fastest. If quality of workmanship matters to you, a credit may serve you better.

2. Closing-cost credit in lieu of repairs. The seller credits you a dollar amount at closing, and you handle the repairs yourself after you take ownership. This is often the preferred option for buyers with conventional financing because you control the contractor and the timing. However, there are limits — your lender will cap how much you can receive as a seller concession, and the credit can't exceed your actual closing costs.

3. Price reduction. Instead of a credit tied to closing costs, the parties agree to lower the contract price. This changes your loan amount, affects property taxes, and doesn't directly put cash in your pocket for repairs — but it can be the right tool in certain situations, especially if you're close to a loan limit or if the credit approach doesn't work with your financing.

One important note for buyers using FHA or VA financing: these loan programs often require certain repairs to be completed — and verified — before closing. That means a credit in lieu of repairs may not be an option for every item. Talk to your lender before you decide which approach to request.

For Sellers: How to Respond Without Losing the Deal

Sellers often receive repair requests and feel frustrated — particularly if the buyer's list feels unreasonable or if they've already priced the home to account for condition. That frustration is understandable. But it's worth stepping back and thinking strategically.

In today's Rockwall and Rowlett market, roughly 47% of sellers are making at least one price reduction before closing, and the majority of homes are closing below list price. Buyer leverage is real. A buyer who walks during the option period costs you 7 to 10 days on market and forces you to relist — often at a lower price than whatever concession they were asking for.

That doesn't mean you agree to everything. It means you look at the list carefully and respond with a counter rather than a flat refusal. Agreeing to address the two or three most significant items — or offering a reasonable credit — typically keeps the deal moving. Refusing entirely tends to end it.

If you want to reduce your exposure to inspection surprises, a pre-listing inspection is worth considering. Identifying issues before you list gives you time to fix them on your terms, price accordingly, and disclose proactively — which buyers and their agents generally respond to well. The Texas Seller's Disclosure Notice (TREC form OP-H) requires you to disclose known defects, so getting ahead of findings is almost always a better position than being caught off guard.

The Form That Makes It Official

When buyers and sellers agree on repairs or a credit, that agreement has to be put in writing. In Texas, this is done using the TREC Amendment to Contract (form 39-11, effective July 1, 2026). This document modifies the original contract to reflect whatever was agreed — specific repairs, a closing credit, a price change, or some combination. Both parties must sign the amendment for it to be binding. Your agent will handle preparing this form.

If negotiations break down and no agreement is reached, the buyer can choose to terminate during the option period and walk away with their earnest money. Or they can choose to proceed as-is and accept the property in its current condition. In either case, that decision should be made before the option period expires — once it ends, so does the buyer's unconditional right to terminate.