How do I negotiate repairs after inspection?
Want the seller to pay for repairs after the inspection? Here’s the exact play-by-play that wins in Milton, ON — no drama, no guesswork.
Why this matters in Milton, Ontario
Milton’s market moves fast. Inventory is limited, buyers compete, and sellers often expect clean offers. That makes negotiating repairs after an inspection a tactical skill, not an emotion.
Get this right and you protect your investment, avoid surprise costs, and keep your deal on track. Get it wrong and you might close on expensive problems or lose the house entirely.
Quick overview: the buyer’s power map
- If you’re still inside the inspection condition period, you have leverage. Use it.
- If you waived inspection (common in multiple-offer situations), your leverage is near zero.
- Local market conditions in Milton shift leverage: in a seller’s market be surgical; in a buyer’s market push harder.
Step-by-step: negotiate repairs after inspection (exact process)
- Book a qualified home inspector and attend the inspection
- Hire a licensed, experienced inspector familiar with Milton homes (age, roof types, HVAC, basements). Attend in person.
- Take photos and ask questions. The more you understand, the better your negotiation.
- Read the inspection report with a filter: safety, function, longevity, and cosmetics
- Safety and major functional items (roof leaks, electrical hazards, active water intrusion, structural issues) are top priority.
- Items that affect habitability or cost thousands to fix get full attention.
- Cosmetic items (paint chips, minor grout cracks) are low priority unless they hide larger problems.
- Get local repair estimates — fast
- Within 48–72 hours, order 1–3 quotes from licensed Milton contractors for any major items. Local quotes carry weight.
- If immediate quotes aren’t possible, use trusted ballpark ranges and note you’ll update with formal quotes.
- Create a clear, prioritized repair request
- Group items: “Must-Fix” (safety/major), “Negotiate” (costly but debatable), “Acceptable with Credit” (buyer will accept if seller credits closing).
- Include price or credit when possible. Sellers respond better to numbers than open-ended asks.
- Deliver the request correctly and on time
- Use the timelines in the Agreement of Purchase and Sale. If there’s a 5-business-day condition period, submit your request before that expires.
- Your realtor sends a written request with the inspection report attached and the preferred outcome (repair, credit, or price adjustment).
- Use this negotiation framework — firm and simple
- Offer options, not ultimatums. For each item give: a) seller repairs by licensed trades before closing, b) seller provides a credit at closing, or c) buyer accepts with a mutually agreed price reduction.
- Example script (for your realtor to use):
“Following the inspection attached, the Buyer requests the following: 1) Seller to complete repairs A and B, by licensed trades, with receipts provided at closing; or 2) Seller to provide a credit of $X at closing in lieu of repairs. If neither is accepted, Buyer reserves the right to remove the condition and either proceed to close or terminate per the Agreement.”
- Push for receipts or a holdback
- For repair work done before closing, insist on licensed receipts and a final walkthrough.
- If work can’t be completed before closing, request a holdback or escrow where funds are held until repairs are completed and inspected.
- If the seller refuses: decide fast
- Evaluate your priorities and market leverage. You can: a) accept the house and budget for repairs, b) ask for a credit or price reduction, or c) terminate within the condition period.
- If the item is a deal-breaker (e.g., hidden structural issue), terminate and move on.
Tactics that work in Milton’s market
- Use local contractor quotes: Milton tradespeople and contractors understand local costs and building styles. Their quotes carry credibility.
- Be concise: sellers and listing agents respond faster to short, numbered lists with dollar values.
- Leverage timing: ask early in the conditional period — late requests seem like afterthoughts and are harder to push.
Common mistakes buyers make (and how to avoid them)
- Asking for everything in the report. Instead, prioritize. Repairs cost money — sellers resist non-essential fixes.
- Waiting too long. If you miss the condition deadline you lose the right to request repairs.
- Accepting verbal promises. Always get repair agreements in writing with receipts.
- Demanding the seller use a specific contractor. Ask for licensed trades and receipts; let the seller choose.
Repair vs credit — which is better?
- Ask for repairs when you want control over workmanship (safety items, guaranteed fixes).
- Ask for a credit when timing is tight or the seller resists having crew in the house before closing.
- Use a holdback when you want assurance work gets completed after closing.
Negotiation scripts you can copy
Script A — Safety/major item (example)
“Seller to complete the repair to the roof leak by a licensed roofer prior to closing and provide invoice/receipt. If not completed by closing, Buyer to receive a credit of $4,000 at closing.”
Script B — Cosmetic items (example)
“Buyer requests a credit of $750 at closing for tile and grout repair in the basement in lieu of pre-closing repairs.”
Script C — If seller counters low
“We asked for $5,000 credit for foundation repairs backed by contractor estimate. Buyer will accept $4,000 credit or seller to complete repairs by licensed trades before closing with receipts.”
Paper trail and proof: your insurance policy
- Everything belongs in writing. Attach inspection report pages, contractor quotes, and proposed wording to the official reply through your realtor.
- If the seller agrees to repairs, include scope, timeline, and verification method.
When to escalate: use conditional rights smartly
- If the seller refuses to address a safety issue, use your right to waive or terminate the offer under the condition. Protect your deposit.
- If negotiations stall but issue is fixable and not urgent, consider a credit or holdback and move forward — sometimes preserving the deal matters more than winning every point.
Local considerations for Milton, ON
- Age of stock: Milton has a mix of new builds and older homes. Older properties frequently have more mechanical and envelope issues. Price your requests accordingly.
- Contractors and permits: For major work, insist on permits and licensed trades. Milton requires proper permits for electrical, structural, and plumbing upgrades.
- Market tempo: Keep in touch with your realtor about current demand. In high-demand neighborhoods near GO Transit or new subdivisions, expect tighter negotiating room.
Final checklist before you submit a repair request
- Did you classify items into must-fix vs cosmetic?
- Do you have at least one local contractor estimate for major items?
- Did you include clear dollar values or holdback amounts?
- Is your request submitted within the inspection condition window?
- Is everything documented and attached to the official reply?
Why work with a local expert
Negotiating repairs after inspection is a mix of strategy, timing, and local knowledge. An experienced Milton Realtor knows: local contractor costs, what sellers commonly accept, and how to craft demands that close deals — not kill them.
Want help? Contact Tony Sousa for a fast, calculated plan tailored to Milton properties: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — Negotiating repairs after inspection in Milton, ON
Q: How long do I have to request repairs after an inspection in Milton?
A: Your timeline is set in the Agreement of Purchase and Sale inspection condition (commonly 5–10 business days). Submit your written request within that condition period. Missing the deadline usually forfeits your right to request repairs.
Q: Can I ask for a credit instead of repairs?
A: Yes. Credits at closing are common. Provide a clear dollar amount and back it with an estimate if possible. Sellers often prefer credits to avoid scheduling trades.
Q: What if the seller refuses to fix major issues?
A: If you’re still within the condition period, you can either negotiate further, accept a credit, or terminate the agreement and recover your deposit. If the issue is a safety concern, terminate unless you have a clear corrective plan and protection.
Q: Are there repair items sellers must legally fix in Milton?
A: Sellers must disclose known material latent defects. There’s no universal legal list of mandatory repairs, but active hazards and undisclosed major defects can be legal issues. Always consult your lawyer for legal obligations.
Q: Should I get my own contractor quotes or use the seller’s?
A: Get your own local Milton quotes. Seller quotes can be useful but buyers should verify with independent estimates.
Q: How should repair money be held if work is incomplete at closing?
A: Ask for a holdback or escrow agreement specifying the amount, scope, and release conditions. Your realtor and lawyer can draft the language.
Q: Does waiving inspection protect me in a multiple-offer situation?
A: Waiving inspection speeds offers but removes negotiation leverage. It’s risky unless you’re prepared to accept the property as-is.
Q: What are realistic cost ranges for common repairs in Milton?
A: Costs vary. Example ranges: minor roof repairs $300–$1,500; furnace repairs $200–$1,200; replacement $3,000–$6,000+. Always get quotes — local conditions affect prices.
Q: Who pays for pest or mold remediation?
A: It depends on negotiations. If mold is active and affects habitability, sellers often cover remediation or provide credits. Use contractor quotes and legal guidance.
Q: Can I demand the seller use a specific contractor?
A: You can request licensed trades and receipts. Insisting on a named contractor can cause delays; it’s better to require licensed work with proof.
Contact Tony Sousa for tailored negotiation help in Milton: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
