Can a Buyer Request Repairs When a House Is Sold As-Is?
Yes. A buyer can ask for repairs, a lower price or a credit even when the house is listed as-is. Asking doesn't oblige you to do anything. Whether you have to fix something, whether the buyer can walk away, and what happens to the deposit all come down to the signed contract.
Asking isn't the same as being owed
Say the inspection shows the boiler is near the end of its life and the buyer asks you to replace it. In most as-is deals you can say no or offer something smaller. But first, check whether the contract promises a working heating system at closing, lists specific repairs you agreed to, or gives the buyer an inspection contingency with a right to cancel. The listing description won't answer that; the contract will.
As-is doesn't mean no inspection
The buyer's right to inspect, the condition you're selling in, and the buyer's right to cancel are three separate questions, each answered by its own part of the contract. For the bigger picture, see our guide to selling a house as-is in New York.
Where Are You in the Deal?
Start with one question: what have we signed so far? In New York, the buyer's inspection can happen before or after the contract is signed, and there's no standard deadline for repair negotiations that applies to every sale.
| Stage | Your position | What to check first |
|---|---|---|
| Before a signed contract | Everything is still negotiable: price, condition and any work. | Confirm with your attorney that nothing binding has been signed yet. |
| After the contract or inspection | Measure the request against what the contract already says. | Inspection terms, notice requirements, deadlines, cancellation rights and any promises you made. |
| Just before closing or at the walkthrough | Tell new damage apart from old conditions the buyer already saw. | Condition-at-closing language, agreed repairs and who's responsible for new damage. |
Before the contract is signed
This is the easiest time to deal with it. Ask the buyer to raise their concerns now so they're reflected in the price. An accepted offer or a handshake isn't a contract, so check with your attorney about where things legally stand.
After the inspection
Send the request to your attorney and agent right away. Contracts often have short response windows, so ignoring the request can cost you. And don't tell the buyer they'll lose or keep their deposit until your attorney has read the contract.
New damage before closing
A pipe that bursts after the contract is signed is a different situation from an old bathroom the buyer saw at inspection. Many contracts make the seller responsible for keeping the house in the same condition until closing, so have your attorney look at that language before you treat it like an ordinary repair request.
Sort the Repair List Before Talking Money
Ask for the actual inspection pages, photos and whatever estimate the buyer is relying on. An inspector's note is useful, but it isn't a contractor's diagnosis or a priced repair.
- Known conditions already priced in: an outdated kitchen, worn floors, an aging boiler you disclosed. Point out that these were visible and reflected in the price, though the buyer can still try to negotiate.
- Genuinely new problems: an active leak, possible structural movement or unsafe wiring. Get the right specialist to look before you agree to anything.
- Inflated or vague requests: an inspector's "recommend further evaluation" turned into "replace the whole system." Ask what evidence supports the work and the price.
If the inspection reveals something that makes your earlier disclosure statement materially inaccurate, New York law may require you to give the buyer a revised one. Ask your attorney. This guide covers houses; condos and co-ops have different documents and rules.
A known problem isn't automatically off the table for negotiation. And a buyer's estimate doesn't entitle them to a dollar-for-dollar price cut.
Four Ways to Respond to a Repair Request
Pick your response based on the contract, real repair information, the cash you have and how much you want to keep this buyer.
| Response | Cost to you | Effect on closing | Main catch |
|---|---|---|---|
| Say no, or counter with less | No repair spending. | The buyer may accept, keep negotiating or use any exit the contract gives them. | Doesn't override promises you already made or the buyer's cancellation rights. |
| Lower the price | Less money at closing instead of paying a contractor. | Needs a written amendment; the buyer's loan may need adjusting. | Doesn't fix the house or satisfy a lender's condition requirement. |
| Give a closing credit | Comes out of your proceeds at closing, if the lender allows it. | Avoids arranging work before closing. | Lenders limit how much and what it can be used for. |
| Agree to specific repairs | Contractor costs and possible overruns. | Scheduling, permits and sign-off can push the closing back. | Vague promises lead to fights over whether the work is "done." |
If you agree to work, define it precisely
Have your attorney write down the exact work, who's doing it, any permits needed, the completion date and what proves it's finished. Also decide what happens if it isn't done in time. "Fix the inspection items" is a recipe for an argument at the walkthrough.
If you're still deciding whether to take on broader work before selling, see our guide to selling a house that needs repairs. For cosmetic items, what not to fix before selling covers which updates rarely pay off.
