What inspection repairs should Lake Texoma sellers agree to — and what should they negotiate instead?
When selling a home near Lake Texoma, inspection negotiations often determine whether a deal moves forward smoothly or starts falling apart. Knowing what to fix, what to credit, and what to push back on can protect your bottom line while keeping buyers engaged.
If your home is under contract and the inspection report just landed in your inbox, here’s the truth: not every repair request deserves a “yes.”
Let’s walk through how Lake Texoma sellers should approach inspection negotiations strategically.
Most deals don’t fail because of inspections — they fail because sellers respond emotionally instead of strategically.
Here’s how to avoid that.
Understand the Difference Between Deal Killers and Negotiation Items
Not all inspection findings carry equal weight.
In Lake Texoma transactions, buyers typically focus on:
Structural concerns
Roof condition
Electrical safety
Plumbing leaks
HVAC performance
Active water intrusion
These are considered major items and usually need to be addressed in some form.
Cosmetic issues, minor wear and tear, outdated finishes, or small maintenance items usually do not justify major price reductions.
Action step: Separate safety and system issues from cosmetic preferences before responding.
When Repairs Make Sense
In many cases, making repairs is the fastest path to closing.
Sellers often benefit from fixing:
Active roof leaks
Electrical hazards
Plumbing failures
HVAC malfunctions
Water damage sources
Why?
Because buyers and lenders both care about these items. Leaving them unresolved can delay closing or trigger appraisal problems.
Action step: If a repair impacts financing approval or habitability, it’s usually worth fixing.
When Credits Are the Smarter Move
Sometimes offering a buyer credit instead of making repairs yourself makes more sense.
Credits work well when:
The repair is straightforward
Buyers prefer to choose their own contractor
Timing is tight
Multiple small items are involved
Credits allow you to stay on schedule while giving buyers flexibility.
Action step: Use repair credits strategically to keep momentum without reopening the inspection process.
What Sellers Should Push Back On
Not every buyer request is reasonable.
Common items Lake Texoma sellers often negotiate or decline:
Minor cosmetic defects
Aging but functional systems
Outdated fixtures
Small cracks or settlement typical for the area
Normal wear
Buyers may ask for everything. That doesn’t mean you owe everything.
Action step: Focus negotiations on items affecting safety, financing, or property integrity — not personal preferences.
Why Pricing Strategy Matters During Inspections
If your home was priced aggressively to attract buyers, inspection negotiations become more sensitive.
Overpriced homes often face heavier repair demands.
Properly priced homes usually experience smoother inspections because buyers already feel they’re getting fair value.
This is where many sellers get caught off guard.
Pricing and inspection strategy are directly connected.
Lake Texoma Seller Reality Check
Homes that close successfully in this market aren’t the ones that give in to every request.
They’re the ones that:
Stay calm
Use data
Address real issues
Negotiate smartly
Protect contract momentum
Inspection negotiations are not about winning.
They’re about closing.
If you have questions about selling your home or want help deciding which repairs or strategies make sense, you can call or text me directly. You can also click the link below to request a home valuation.
Jason Hightower
Broker / Owner, American Dream Realty
📞 580-564-6583
📧 TexomaExpert@gmail.com
