Who Pays for Repairs After a Home Inspection in California?
In California, neither buyers nor sellers are automatically required to pay for repairs after a home inspection — it's negotiated. Here's how those conversations typically unfold in San Diego's competitive market, and what both parties should know before they reach the closing table.
In California, no law automatically requires the seller to fix everything a home inspection uncovers — repair responsibility is negotiated between buyer and seller. Understanding how that process works can save both sides real money, and in a market like La Jolla, where home prices carry significant stakes, it's worth knowing exactly where you stand.
Who Pays for Repairs After a Home Inspection in California?
After a buyer receives the inspection report, they typically submit a Request for Repair (RR) or ask for a credit in lieu of repairs. The seller can agree, counter, or decline. California's standard purchase agreement — the CAR Residential Purchase Agreement — gives buyers a contingency period (commonly 17 days, though negotiable) to review inspections and decide whether to proceed, request repairs, or walk away.
Sellers are not obligated to make repairs, but refusing reasonable requests in a buyer-friendly market can mean losing the deal. On the flip side, in a competitive market with multiple offers, buyers may choose to waive repair requests entirely to strengthen their offer.
**What typically gets negotiated:**
• Health and safety issues (electrical, plumbing, roofing, mold, HVAC)
• Items flagged by the lender or required for loan approval
• Deferred maintenance the seller wasn't aware of
• Cosmetic issues — these rarely result in seller concessions
How Credits Work Instead of Repairs
Rather than coordinating contractors before close, many San Diego transactions are resolved with a seller credit toward closing costs or a reduction in purchase price. This gives buyers flexibility to hire their own contractors after close. Sellers often prefer this too — it removes the stress of scheduling work and managing vendors during escrow.
If you're a seller wondering how repair negotiations might affect your net proceeds, that starts with knowing your home's current value. Find out what your home is worth →
What Sellers Are Required to Disclose in California
California has some of the strongest seller disclosure laws in the country. Sellers must complete a Transfer Disclosure Statement (TDS) and disclose known material defects — regardless of whether the inspection catches them. Hiding a known issue isn't a negotiation strategy; it's potential legal liability. For buyers, this disclosure document is just as important as the inspection report itself. You can explore more guidance on the buying process on our blog.
What This Means For You
• **Buyers:** Prioritize health, safety, and structural items in your repair requests. Cosmetic asks can weaken your negotiating position.
• **Sellers:** Responding reasonably to legitimate repair requests keeps deals intact. A credit is often cleaner than managing contractor work mid-escrow.
• **Both sides:** Work with your agent before submitting or responding to a Request for Repair — the language and timing matter.
• **San Diego context:** In high-demand submarkets, buyers sometimes waive repairs to compete. Know your risk tolerance before making that call. Find out what your home is worth →
Repair negotiations are one of the most emotionally charged parts of any transaction. Going in with a clear understanding of who pays for repairs after a home inspection in California — and realistic expectations on both sides — is what gets deals closed.
Frequently Asked Questions
Can a seller in California refuse to make any repairs after a home inspection?
Yes. California law does not require sellers to complete repairs requested by the buyer. However, the buyer may have the right to cancel the contract within their inspection contingency period if an agreement can't be reached.
What happens if the buyer and seller can't agree on repairs in California?
If the parties reach an impasse during the inspection contingency period, the buyer can cancel the contract and receive their earnest money deposit back, provided they cancel in writing within the contingency timeframe. This is why contingency deadlines matter.
Is it better to ask for a repair credit or have the seller fix issues before closing?
A credit is often simpler for both parties — it avoids scheduling delays and lets the buyer choose their own contractors. However, for critical issues like a roof or HVAC system, some buyers prefer confirmed repairs with documentation before they close.