Repair requests, handled
Nearly every sale has one. After inspections, a buyer may ask you to treat, repair or replace something before closing. It's a negotiation, not a verdict on your home — and it rarely costs a deal when it's answered quickly, in writing, with real numbers behind it.
Most of the work happens before it arrives
The reply is what sits on a clock — the repairs themselves aren't due until closing.
We prepare first
Before we go live we walk the home together and flag what an inspector will find. Some items are worth fixing now. Some are worth pricing for. Either way, nothing is a surprise later.
We read the report the day it lands
We separate real defects from cosmetic asks and from language that only recommends further review, and we tell you which is which.
We get actual numbers
Our trades give us real costs, fast. You decide with figures in front of you instead of guessing at what a repair might run.
We paper it correctly
Scope, responsibility and proof of completion go in writing on the state form, signed by both sides — so the work stands up at the walk-through and at closing.
Normal working order, and not much more
The state contract limits requests to items that aren't in normal working order — something that doesn't do the job it was installed to do. A defect has to be more than decorative and has to materially affect value.
Fair game
- Heat, air or water heater that doesn't operate properly
- Active leaks — roof, plumbing, water heater
- Electrical that isn't safe or doesn't function
- Termites and wood-destroying insects, plus the damage they caused
- Broken glass, garage door opener, appliances that convey
Outside the lines
- Cosmetic and dated — paint, carpet wear, old fixtures
- Upgrades to current code on an older home
- Findings with no actual defect behind them
- Items the buyer saw and accepted before writing the offer
A buyer can ask for anything. You can say no to anything. That's what makes it a negotiation.
Every answer has a shape
You agree to the list
Short list, real items, known costs. You have until closing to complete the work, with time built in for the buyer to check it.
You counter with part of it
The most common outcome by far. Take the safety and system items, decline the wish list.
You offer money instead
A credit or price adjustment hands the project to the buyer and caps what you spend when the scope is uncertain.
You hold at as-is
Fair when the home was priced for its condition. The buyer can still accept it and close — many do.
A three-hundred-dollar fix found before we list is rarely a three-hundred-dollar conversation after an inspection. When we meet, we'll walk the home and decide together what's worth doing now — that one hour is the cheapest leverage in the whole sale.
Thinking about selling? Contact your agent, or reach us at admin@gableandgrace.com.
This overview describes the Treatments, Repairs and Replacements process under the Oklahoma Uniform Contract of Sale of Real Estate (Residential Sale) in general terms. It is not legal advice, and it is not a substitute for the contract itself. Deadlines and obligations are set by your executed contract and its supplements. For legal questions, consult an attorney.