Buyer Sent a Repair Request After Inspection? Here's What Miami Sellers Should Do
Under Florida's AS-IS contract — the dominant contract form in South Florida — you have no legal obligation to make any repairs after the buyer's inspection. You can respond to the request, offer a closing credit, or decline entirely. Your choice will determine whether the deal holds or the buyer walks under their unilateral cancellation right. Whatever you decide, any agreement must be documented in a written addendum signed by both parties before the inspection period expires — verbal agreements are not enforceable under Florida law.
By Lynley Ciorobea | June 30, 2026
The buyer's inspector found 47 line items. Half of them are things you've never thought twice about. A few of them actually matter. And now you have a document in your inbox asking you to fix all of it.
Here's what you need to know.
Florida's AS-IS contract gives you more protection than you think — and more responsibility than most sellers realize.
The Florida AS-IS contract does not mean the deal is done and the buyer has to accept whatever they find. What it actually means: the buyer retains the right to cancel during the inspection period, at their sole discretion, and walk away with their full deposit. No reason required.
What you get, as the seller: no legal obligation to fix anything.
These two facts exist simultaneously. The contract protects you from being forced into repairs. It does not protect you from a buyer who decides the issues aren't worth the price. Your response to their repair request is how you manage that risk.
Your Three Options
Option 1: Offer a closing credit
This is the response most sellers in Miami choose, and for good reason. A closing credit means you agree to reduce the amount the buyer owes at closing by a specific dollar amount. The buyer then handles the repairs on their own timeline after closing, with contractors of their choosing.
Why sellers prefer this: you're not responsible for the quality of the work, you're not managing a contractor while you're trying to move out, and you're not exposed to liability if repairs are later found to be insufficient. The credit comes out of your proceeds at closing — it's a clean, documented transaction.
One thing to understand: a closing credit is not the same as a price reduction. They're both subtracted from what the buyer owes, but they work differently. A credit lowers the buyer's cash at the closing table. A price reduction lowers the loan amount and — for financed buyers — lowers their monthly payment. The buyer often prefers a credit because it helps their immediate cash needs. You, as the seller, net the same either way.
If your buyer is using a conventional loan, the seller credit is capped at their actual closing costs. The specific limit depends on their down payment percentage. Your agent or the title company will know the applicable ceiling for your deal.
Option 2: Make specific repairs before closing
Sometimes it makes sense to handle repairs yourself — especially if you have a licensed contractor already, the items are genuinely straightforward, or you believe addressing them will prevent the buyer from walking.
The risk here: you're now the quality control. If you hire a contractor and the buyer has follow-up concerns, you're back in negotiation. Most sellers find it cleaner to offer a credit and let the buyer own the process.
If you go this route, use licensed contractors, keep the receipts, and make sure everything is documented in a written addendum that specifies exactly what will be repaired and by what date before closing.
Option 3: Decline the request
You can say no. Under the AS-IS contract, you're entitled to do this.
What happens next: the buyer has to decide whether to proceed as-is or cancel within their inspection window. In a hot market where buyers are competing, "no" often works. In the Miami SFH market right now — where inventory sits at around six months of supply in most of our southern neighborhoods and buyers have more choices than they did two or three years ago — a flat rejection on a substantial list carries more risk than it once did.
The art is knowing which items to hold firm on, which to credit, and which to address directly. That's a strategic conversation, not a legal one.
The Written Addendum Requirement: Don't Miss This
Here's the rule most sellers don't know until they need it.
Any agreement you reach — whether it's a credit, a price reduction, or a commitment to make specific repairs — must be documented in a written addendum signed by both parties before the inspection period expires. If the inspection period ends and you have only a text message or an email saying the seller "agreed to fix the roof," that agreement is not enforceable under the FAR/BAR contract. Paragraph 18 requires all modifications to be in writing and signed by all parties.
The default inspection period in Florida's AS-IS contract is 15 calendar days from the effective date. Your actual window may be shorter or longer depending on what was negotiated when you accepted the offer. Know your deadline, and make sure your agent has a counter-signed addendum in hand before it passes.
Once the inspection period expires with no written amendment and no written cancellation from the buyer, the contract proceeds as-is, with no further right to walk away without risking the deposit.
When the Buyer's Lender May Require Repairs Regardless
There's a category of issues the AS-IS contract doesn't fully shield you from: items that affect the buyer's ability to get a mortgage.
If your buyer is financing, their lender may require specific repairs as a condition of loan approval — regardless of what the contract says. Common lender-required items in Miami include:
Active roof leaks or a roof in clear structural failure
Mold or significant water intrusion
Exposed wiring, faulty electrical panels, or non-functioning HVAC
Evidence of unpermitted structural modifications that affect safety
These aren't negotiable with the buyer — they're conditions set by the lender. If you're not willing to address them, your buyer may genuinely be unable to close, not because they want to walk, but because their bank won't approve the loan.
In Miami's luxury market, where cash buyers represent 40-50% of sales at $1M and above, this is less often an issue. But for financed buyers — especially in the $750K-$1.5M range that's common in Palmetto Bay, South Miami, and portions of Coral Gables — it's worth knowing which items could trigger a lender hold before you respond to the repair list.
How to Read the Inspection Report
Inspectors are trained to document everything. A 40-page report on a 1960s Coral Gables Mediterranean is not a 40-page list of crises — it's a thorough record of every observation the inspector made, including items that are functioning normally but aging, or items that are informational rather than deficient.
When you receive the buyer's repair request, work with your agent to sort what they're actually asking for:
Take seriously: Safety hazards, structural issues, active water intrusion, code violations, and the four core items that affect insurance qualification — roof condition, HVAC, plumbing, and electrical. These are the "four-point" items that directly affect a buyer's ability to get coverage in Florida, and they matter more in Miami than almost anywhere else.
Use your judgment on: Deferred maintenance that was disclosed and priced into the deal, items the buyer saw during their showing, and anything the inspector flagged as "recommended for further evaluation" rather than a current deficiency.
Don't be pressured by: A long list that adds up to many line items but not much money. Cosmetic wear, age-appropriate patina in a home built in 1952, or "recommend upgrading" notes that describe functional items the buyer simply wants to be newer.
In Coral Gables, Pinecrest, and Coconut Grove, where much of the housing stock includes architecturally distinctive homes built between 1930 and 1985, buyers and their inspectors know what they're walking into. A repair request on a classic Miami home doesn't automatically mean the buyer is unhappy — it means they're managing their risk, the same way you are.
The Miami Market Context in 2026
Heading into the second half of 2026, the southern Miami SFH market is balanced. Coral Gables is tracking around 84 days on market, with about 30% of active listings taking a price reduction at some point. Pinecrest is at 91+ days, Coconut Grove at 107 days. It's not a frenzy, and it's not a buyer's fire sale.
In this environment, a buyer who makes it to inspection has put meaningful time, money, and attention into your home. They generally want the deal to work. Most repair requests — even long ones — are an opening for negotiation, not a demand that everything gets fixed. Treat it that way and you'll usually find resolution.
The sellers who run into trouble are the ones who either refuse every item on principle without evaluating the real risk, or who start making repairs without getting a signed addendum in place first. Protect yourself in both directions: know what you're responding to, and document it.
This is exactly the kind of situation where a local agent who knows your specific neighborhood, your buyer's profile, and the current dynamics in your submarket is worth a lot more than general advice. The right response to a repair request in Cocoplum may look different from the right response in South Miami — and both may look different from what an online search tells you to do.
If you're working through this now — or thinking about what the inspection process might look like when you list — I'm happy to walk through it with you. Reach out anytime at lynleyresidential.com.
Frequently Asked Questions
Does a seller have to respond to a repair request in Florida?
No. Under Florida's AS-IS contract, you have no legal obligation to respond or agree to any repairs. You can decline the request entirely. However, the buyer retains the right to cancel and receive their full deposit back during the inspection period — so your decision about whether and how to respond is a strategic one, not just a legal one.
Can a seller offer a credit instead of making repairs?
Yes, and this is the approach most sellers in Miami choose. A closing credit lets you reduce the buyer's costs at the table by an agreed amount, and the buyer handles repairs on their own timeline after closing. Any credit must be documented in a signed addendum before the inspection period expires, and it can't exceed the buyer's actual closing costs if they're using a conventional loan.
What happens if the inspection period expires with no agreement?
If the inspection period ends and neither party has submitted a written cancellation or signed a written amendment, the contract continues under its original terms with no further cancellation right for the buyer. From that point, the buyer's deposit is generally at risk if they walk away without a valid contractual reason.
What if the buyer's lender requires certain repairs?
If your buyer is financing, their lender may require repairs to specific items as a condition of loan approval — regardless of what the contract says. This commonly includes active roof leaks, mold, electrical issues, and non-functioning HVAC systems. In these cases, you and the buyer will need to reach agreement or the loan won't be approved.
Is a closing credit better than a price reduction for sellers?
For most sellers, the net proceeds are the same either way. The practical difference: a credit reduces the buyer's cash at closing, while a price reduction lowers the loan amount and monthly payment. Buyers often prefer credits because it helps their immediate cash needs; sellers
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market.
A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. Her deep roots in Miami give her a nuanced understanding of the architecture, lifestyle, and character that make each neighborhood distinct. From classic Old Spanish homes in Coral Gables to newer construction in South Miami and Pinecrest, she brings a local perspective that goes far beyond surface-level market knowledge.
Over the years, Lynley has naturally become a trusted resource for homeowners preparing to sell. Many of her clients come to her long before their home ever hits the market, looking for guidance on timing, pricing, improvements, and how to position their property thoughtfully. She approaches each listing as a strategic launch rather than a simple transaction, combining market insight, negotiation experience, and elevated marketing to help sellers move forward with clarity and confidence.
As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. She leads each transaction from initial strategy through closing, ensuring that every detail — from pricing and preparation to storytelling and exposure — reflects the uniqueness of the home itself. Her work often centers on architecturally interesting properties and homes where thoughtful positioning can make a meaningful difference in outcome.
Throughout her career, Lynley has consistently ranked among the top real estate agents in Miami. She has been recognized as part of EWM's Chairman's Club, placing in the top 5% of the company; in 2022 she was honored as the #2 individual agent at the company overall with $37 million in annual sales; and she's a leader in Miami with Real Broker. With more than $100 million in career transactions and more than 60 5-star Google reviews, her experience spans a wide range of property types while maintaining a strong focus on seller representation in southern Miami.
Beyond her work with clients, Lynley is known locally for her market insight and community-focused content. Through her weekly newsletter, neighborhood videos, blog posts, and social media, she shares thoughtful perspectives on the Miami real estate market and the lifestyle that surrounds it. Her approach is informative without being overwhelming, offering homeowners a clear understanding of how market conditions affect real decisions.
If you're preparing to sell a home in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, or nearby areas, Lynley offers a local perspective shaped by experience, relationships, and a genuine understanding of what makes Miami homes so special. Learn more at lynleyresidential.com.