Don’t guess. Don’t assume. Know exactly what those repairs are going to cost before you close.
One of the most common — and costly — mistakes we see is buyers accepting seller repair credits without knowing what the actual repair will cost. This happens all the time, especially for first-time homebuyers who just want to get to closing and are nervous about rocking the boat.
But here’s the truth:
If you don’t get real estimates, you’re likely going to end up paying out of pocket for the difference — and that can be thousands of dollars.
What Usually Happens
You go through the home inspection, and the inspector points out a few issues: maybe it’s a damaged window frame, a slow drain, an aging water heater, or some roof flashing that’s come loose. None of them are deal breakers — but they’re still legitimate issues that need attention.
So what do most buyers do?
They ask for a quick seller credit: $500 here, $1,000 there — based on guesswork. The agent may even say, “That sounds fair,” or “This should cover it.” But what they’re not telling you (or don’t realize themselves) is:
- $500 might not cover a single contractor’s visit.
- That water heater that “just needs a tune-up” might need a full replacement.
- Repair costs vary widely by region, labor availability, and time of year.
You can’t afford to play the guessing game. Not with your money.
What You Should Be Doing Instead
Here’s how to protect yourself:
Get Real Estimates
- Call licensed contractors immediately after your inspection report is completed.
- Have them review the report and give you itemized quotes, even if rough.
- Many contractors will provide free or low-cost estimates during your contingency window.
Use Contractor Estimating Tools
Your House Karma broker has access to BlueHammer, an industry tool that’s used by pros across the country to estimate costs based on local labor and materials. This gives you a solid starting point if time is short.
Make Sure It’s All During Your Due Diligence Period
This is typically the 10–15 days after your contract is signed. That’s your window to:
- Get inspections
- Request repairs
- Ask for credits
Once that window closes, you lose your ability to negotiate — and your earnest money could be at risk if you try to back out later.
Be Prepared to Show the Seller
If you’re asking for a $2,000 credit for roof repairs, it helps to provide documentation. Having quotes or estimates in writing makes your case stronger and avoids pushback from the seller.
Common Buyer Mistake: Accepting the First Credit Offer
Many buyers get so excited about owning a home that they accept a seller’s credit offer without verifying if it’s enough. And most agents aren’t contractors — they may guess or underestimate costs just to keep the deal moving.
We’ve seen buyers take $1,000 for a job that ends up costing $3,000.
That’s a tough way to start life in your new home.
A Smarter Approach: Negotiate Confidently
When repair issues come up:
- Know your numbers
- Lean on your House Karma agent
- Don’t let pressure rush you
You have options:
- Get the repair done before closing — if the timeline allows.
- Get the seller to reduce the price — if they can’t do the repairs.
- Negotiate a credit that covers the real cost — and keep the deal alive.
But remember: if the repair affects your ability to get the loan (like safety hazards, broken HVAC, or roof problems), then it must be resolved before closing or the lender won’t fund the deal.
Bottom Line
Don’t accept a seller credit unless you’ve verified that it covers the real cost. Guesswork is expensive. Real numbers protect you.
At House Karma, our brokers specialize in helping first-time homebuyers navigate these details. Most of our brokers are also experienced in REO and property rehab, and we work with tools and contractors every day — we know what things cost. We’ll help you make sure you’re not left holding the bag after closing.
Because nobody wants to spend their first week in a new home calling contractors and asking, “How much!?”
Let’s do it right the first time.
