Can I negotiate price for homes needing major
repairs?
Want to shave tens of thousands off a fixer-upper? Here’s how to negotiate the price for homes needing major repairs.
Why you can — and must — negotiate
Homes needing major repairs are not priced like move-in-ready listings. Sellers often list to test the market. Buyers who understand repair costs win. Negotiation is not optional — it’s how you protect equity and avoid surprise expenses.
Start with data: inspections and repair estimates
Order a full home inspection and at least one contractor estimate. A professional inspection flags structural, electrical, plumbing, and roof issues. A contractor gives real numbers. Don’t guess. Use these documents as leverage.
Quick formula every buyer should use:
- Market value (comps) — Repair cost estimate — Risk buffer (10–20%) = Target offer.
Example: Comparable homes = $600,000. Repair estimate = $120,000. Risk buffer 10% ($12,000).
Target offer = $600,000 – $120,000 – $12,000 = $468,000.
That math makes negotiation clear, rational, and hard to argue with.
Negotiation levers that work
- Price reduction: Ask for a direct drop based on documented repair costs.
- Repair credit at closing: Seller pays an agreed amount into closing to cover work.
- Contingencies: Inspection and financing contingencies let you walk or renegotiate if costs spike.
- Staged closing: Lower initial price with escrowed funds held for major repairs.
Pick one or combine. Most sellers accept repair credits or price drops when presented with clear, contractor-backed numbers.
How much can you realistically shave off?
Ranges vary by market and urgency. In many Toronto-area fixer deals, expect 10–30% discounts on listings that require major structural or systemic work. The higher the unknown risk (mold, foundation, asbestos), the bigger the adjustment you can justify.
Real example
I recently worked with a buyer on a 100-year-old semi listed at $799,000. Inspection + contractor bids showed $150,000 to replace roof, HVAC, and remove asbestos. Using the formula we offered $599,000 and asked for a $75,000 repair credit. Seller preferred a clean close and accepted $670,000 with a $50,000 credit. Buyer closed knowing major work was funded.
Tactics that lose deals
- Emotional overbidding without data.
- Lowball offers with no evidence.
- Skipping inspection and assuming repairs later.
Data wins. Clarity closes.
Final checklist before you bargain
- Get inspection and contractor bids. 2. Calculate target offer with risk buffer. 3. Present a clean, documented proposal. 4. Use contingencies. 5. Work with an experienced agent who knows local comps.
Ready to negotiate like a pro? Work with a local realtor who knows repair costs, contractor pricing, and negotiation tactics. Tony Sousa has closed dozens of fixer deals across the Toronto market and can analyze comps, arrange inspections, and craft offers that protect your equity.
Contact Tony: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
Act now — the market rewards buyers who come prepared.
