Inspection repairs are one of the most common negotiation points in an Atlanta home sale. Whether you are selling a condo in Midtown, a high-rise unit in Buckhead, or a single-family home in Virginia Highland, understanding how inspection repairs work helps you respond strategically and protect your bottom line.
This guide explains how inspection repairs are handled in Georgia, what sellers are typically asked to fix, how to evaluate requests, and how to negotiate effectively.
How Inspection Repairs Fit Into Georgia Contracts
Georgia real estate contracts include a defined due diligence period. During this window, buyers can conduct inspections and request repairs.
Inspection findings do not automatically require the seller to make repairs. Instead, buyers typically submit a written amendment outlining requested corrections or credits.
Sellers may accept, reject, or counter these requests.
For more information about the broader contract process, visit the Real Estate 101 section.
What Buyers Commonly Request
Inspection reports often contain a mix of major and minor items. Common repair requests include:
- Roof damage or aging materials
- HVAC servicing or replacement
- Electrical panel updates
- Plumbing leaks
- Wood rot or exterior damage
- Termite treatment
In condos, requests may focus more on interior systems since exterior maintenance is often covered by the HOA.
Major Issues vs Minor Maintenance
Not all inspection findings carry the same weight. Sellers should differentiate between:
- Safety issues: Electrical hazards, structural concerns
- Functional issues: Broken systems or appliances
- Maintenance items: Cosmetic wear, minor caulking, loose hardware
Buyers typically prioritize safety and functional issues. Sellers may reasonably push back on cosmetic requests.
When to Agree to Repairs
Agreeing to certain repairs can protect the transaction and prevent termination during due diligence. This is especially important if:
- The issue is serious or safety-related
- The defect may impact appraisal or financing
- Multiple buyers are unlikely in the current market
Serious roof or system issues can affect insurability, which may jeopardize closing.
When to Offer a Credit Instead
In many Atlanta transactions, sellers choose to offer a closing credit rather than complete repairs themselves.
Credits can:
- Provide flexibility for buyers
- Avoid contractor scheduling delays
- Limit seller liability for workmanship
Credits must comply with lender guidelines and appraisal requirements.
Pre-Listing Inspections
Some sellers choose to conduct a pre-listing inspection before going on the market. This approach allows sellers to:
- Identify major issues early
- Address problems proactively
- Reduce negotiation surprises
In competitive neighborhoods like Midtown and Buckhead, transparency can strengthen buyer confidence.
Condo-Specific Repair Considerations
Condo sellers should understand what falls under HOA responsibility versus individual ownership.
Buyers reviewing buildings through the Atlanta condo buildings directory often evaluate HOA financial health and maintenance practices.
Clarifying whether a repair is covered by the HOA prevents confusion during negotiations.
Impact on Appraisals
Appraisers may note visible repair issues. Certain problems can result in lender-required repairs before funding.
Common lender-required repairs include:
- Peeling exterior paint
- Roof damage
- Safety hazards
Addressing these early reduces the risk of delayed closings.
Market Conditions Influence Negotiation
Repair negotiations often depend on market strength.
- In seller-favorable markets, sellers may negotiate more firmly
- In balanced markets, compromise is common
- In buyer-favorable markets, repair concessions may increase
Reviewing recent Past Sales provides context on pricing trends and buyer leverage.
Insurance and Repair Requests
With rising insurance costs in Georgia, buyers are increasingly sensitive to roof age and system condition.
Homes with aging roofs or outdated electrical panels may receive stronger repair requests because buyers anticipate insurance challenges.
How to Evaluate Repair Costs
Sellers should obtain contractor estimates when repair requests are substantial. Relying solely on inspection reports can lead to inflated assumptions about cost.
Accurate estimates help sellers make informed decisions about whether to repair, credit, or renegotiate.
Common Mistakes Sellers Make
- Reacting emotionally to inspection reports
- Refusing reasonable safety repairs
- Agreeing to vague repair language
- Hiring unlicensed contractors
Clear communication and professional guidance prevent disputes.
Preparing for Inspection as a Seller
Sellers can take steps before inspection to reduce repair pressure:
- Service HVAC systems
- Repair obvious leaks
- Replace damaged light fixtures
- Address known roof issues
Proactive maintenance reduces buyer concerns.
How Inspection Repairs Affect Closing Timelines
Repair negotiations occur during due diligence. Once agreed upon, repairs must typically be completed before closing or documented as credits.
Delays in contractor scheduling can extend closing timelines.
Final Thoughts
Inspection repairs are a normal part of selling real estate in Atlanta. Understanding which issues matter most, how to negotiate strategically, and when to offer credits helps protect your net proceeds.
If you are preparing to sell and want guidance on pricing, preparation, and negotiation strategy, you can request a confidential evaluation through the Free Home Valuation page.
To explore Atlanta neighborhoods and current market activity, visit the Atlanta neighborhoods hub or start the conversation through the Space Intown contact page.
