By Aileen Torres, Broker Associate | Keller Williams Advantage III Realty | August 2026

How to Negotiate Repairs After an Inspection in Lake Nona

Here's what I want you to understand before we get into the specifics. The inspection report is not a to-do list. It's the opening position in a negotiation. And how you respond matters.

What Happens During the Inspection Period in Florida

In Florida, the standard real estate contract gives buyers an inspection period to have the property evaluated by a licensed inspector. The length of this period is negotiated in the contract, but 10 to 15 days is typical in the Lake Nona area.

During this window, buyers can:

• Have a general home inspection performed
• Bring in specialists for roof, HVAC, pool, structural, termite, and other specific concerns
• Request repair items or credits from the seller
• Cancel the contract and receive their deposit back if they cannot reach agreement

Once the inspection period expires and repairs are agreed upon in writing, the buyer gives up the right to cancel based on inspection results. That's why the negotiation that happens in this window is so important.

For more on what the inspection period means from a legal and contract standpoint, read What Contingencies Should Lake Nona Sellers Watch Out For?

The Three Categories of Repair Requests

When you receive a repair request from a buyer, every item on that list falls into one of three categories. Knowing which is which changes how you respond.

Repairs vs. Credits: Which Is Better for You?

When you agree to address a repair item, you have two options: actually fix it before closing, or offer the buyer a credit at closing that they can use to address it themselves.

Here's the honest breakdown:

When to Do the Actual Repair

• Safety issues that could create liability if left unaddressed
• Items that could fail a final walkthrough or affect financing
• Repairs where you can control the quality and have a trusted contractor
• Situations where the buyer's lender requires proof of completion

When a Credit Makes More Sense

• Minor to mid-size repairs where you'd rather not manage contractors mid-transaction
• Repairs where the buyer has a preferred vendor or wants to match materials
• Any situation where contractor availability or lead times are a concern
• Situations where a clean dollar amount keeps negotiations simple

How to Respond Strategically to a Repair Request

When the buyer's repair request arrives, resist the urge to either agree to everything or dig in on every line item. Both extremes are costly.

Here's a practical approach:

1. Review every line item with your agent before responding. Not everything on an inspection report is a repair request. Some items are inspectors noting the age of systems or recommending future maintenance. Read carefully.
2. Separate legitimate concerns from wishful thinking. Buyers sometimes include items that were visible before the contract or were priced into the offer. These are not repair obligations.
3. Prioritize the items that could affect financing. For FHA and VA buyers especially, certain deficiencies can create appraisal conditions that hold up closing. Address these first.
4. Bundle your response. Rather than going back and forth item by item, prepare a single counter-proposal that addresses the meaningful items and declines the marginal ones. This moves the negotiation forward.
5. Get contractor quotes before you agree to dollar amounts. If you're going to offer a credit, have a real number attached to a real scope of work. "We'll give you $2,000 for the HVAC service and the two outlets" is a much cleaner position than a blanket credit that invites the buyer to add items.

When It Makes Sense to Hold Your Ground

Not every buyer's repair request deserves a concession. Here are situations where pushing back is the right move:

• The item was visible at showing and the buyer's offer did not reflect it as a concern
• The item is cosmetic and not material to the home's function or safety
• The request is for an upgrade rather than a repair (new appliances instead of servicing existing ones)
• The buyer is stacking repair requests on top of a lower-than-market offer, which signals the intent is to renegotiate the price
• You already reduced your price before contract to account for known condition issues

What Lake Nona Buyers Commonly Request After Inspections

In the Lake Nona market, the most common post-inspection repair requests I see involve:

• HVAC service and tune-up, particularly on systems over 8 to 10 years old
• Roof inspection follow-up, especially if the inspector flagged any missing or damaged shingles
• Pool equipment service and minor repairs
• Plumbing leaks under sinks or at outdoor hose bibs
• GFCI outlet installation or circuit breaker panel notations
• Soft closing hardware on kitchen cabinets (more of a cosmetic request)
• Garage door opener adjustments

Most of these are manageable and resolvable without derailing a transaction. The key is staying calm, staying strategic, and keeping the bigger picture in mind. You want to close. The buyer wants to close. The goal of repair negotiation is to find the path that gets you both there.

One More Thing About the Final Walkthrough

Whatever repairs you agree to, be sure they're completed before the final walkthrough. In Florida, buyers typically have the right to a final walkthrough within 24 to 48 hours of closing to confirm agreed repairs were made and the home is in the condition expected. If repairs aren't done, or if something is damaged between inspection and walkthrough, it can delay closing or create a new negotiation at the worst possible time.

Put your contractor's completion receipts in a folder. Keep them accessible. Your agent will likely request them for the file anyway.

For a broader picture of the offer and negotiation process, read How to Negotiate Offers on Your Lake Nona Home and What Do Inspection Results Mean for Lake Nona Home Sellers?