How to Negotiate Repairs in Washington (Buyer & Seller Guide)

Inspection negotiations are one of the most misunderstood parts of a real estate transaction in Washington.
They’re also one of the most emotional.

Buyers want safety and fairness.
Sellers don’t want to feel taken advantage of.
And both sides want to avoid losing the deal.

After hundreds of Washington negotiations, here’s the truth:

Most deals fall apart because of how repairs are handled—not because of the repairs themselves.

This guide shows buyers and sellers the strategies that keep transactions together, protect your budget, and make negotiations smoother for everyone.

1. Understand Washington’s Inspection Rules

Washington’s Form 35 gives buyers significant inspection rights:

Buyers can:

• Inspect the home

• Request repairs

• Ask for credits

• Back out if the seller won’t agree

Sellers can:

• Accept

• Counter

• Decline

Understanding these rights keeps emotion out of decision-making — and helps both sides negotiate smarter.

2. The Most Common Repairs Requested in Washington

Across Pierce County, Thurston County, and surrounding areas, these items come up the most:

• Crawlspace moisture or missing vapor barrier

• Roof moss, wear, or flashing issues

• Electrical panel updates (especially Zinsco/FPE)

• Plumbing leaks or aging water heaters

• Drainage & grading problems

• Attic ventilation issues

• Deck safety concerns

• Rot or siding repairs

• HVAC servicing

• Sewer or septic maintenance

Many of these issues were also covered in:
Common Inspection Problems in Pierce County

 3. How Buyers Should Approach Repair Negotiations

A. Prioritize Safety & Major Systems

Focus your requests on high-impact items:

• Structural

• Electrical

• Roof

• Plumbing

• HVAC

• Water intrusion

• Septic/sewer

This shows the seller you’re reasonable.

B. Avoid Asking for Cosmetic Fixes

• New paint and carpet requests almost always get denied.

C. Ask for Credits When Possible

• Credits help both parties because they avoid delays and give YOU control over the repair quality.

D. Get Professional Estimates Before Negotiating

• This avoids over-asking and strengthens your position.

4. How Sellers Should Prepare for Negotiations

A. Expect Some Repair Requests

Even well-maintained homes get flagged.

B. Fix Easy Items Before Listing

Touch-up paint, caulking, filters, and minor repairs build trust.

C. Know Your Market Position

In a buyer’s market, buyers have more leverage.
In Pierce County’s mixed market, it varies by neighborhood.

D. Be Open to Credits

Offering a closing credit often keeps deals together better than fixing items yourself.

For more seller strategy:
What Sellers Do That Ruins Their Home Sale in WA

 5. How to Use Inspection Responses Strategically

In Washington, you can negotiate with:

✔ Repair requests

✔ Price reduction

✔ Seller credits

✔ Combination of the above

The strongest approach is a blend of credit + essential repairs.

Credits often work best for:

• Carpet replacement

• Appliance issues

• Deck staining

• Minor grading fixes

• Electrical tune-up items

Repairs are better for:

• Roof issues

• Plumbing leaks

• Significant moisture problems

• Structural or safety risks

6. When Buyers Should Walk Away

Buyers should consider stepping back if:

• Major structural risks appear

• Major roof replacement is needed and seller won’t negotiate

• Mold or rot is extensive

• Sewer line requires full replacement

• Estimated repairs exceed your budget

Your offer strategy matters here too:
First-Time Homebuyer Guide for Washington

 7. When Sellers Should Refuse Repairs

Sellers can hold firm when:

• Buyer asks for cosmetic items

• Requests exceed normal expectations

• Buyer wants upgrades, not repairs

• Buyer requests additional items not in the inspection report

If the home is newly listed or receiving multiple showings, the seller may be better waiting for the next offer.

8. How to Avoid Negotiation Blowups

Here’s what kills deals the most:

• Buyers asking for too much

• Sellers reacting emotionally

• Repair lists with unclear requests

• Long inspection windows

• Delayed contractor bids

• Poor communication

Here’s how to avoid it:

• Set realistic expectations

• Focus on health & safety

• Use credits strategically

• Avoid emotional wording

• Move quickly

• Lean on your agent for guidance

9. Smart Strategies That Keep WA Real Estate Deals Alive

✔ Buyers: offer a shorter inspection window

• Shows seriousness and gives the seller peace of mind.

✔ Sellers: provide receipts for recent maintenance

• This strengthens your negotiation position.

✔ Buyers: ask for repairs or a credit, not both

• Makes your request stronger.

✔ Sellers: counter instead of outright declining

• It signals cooperation.

✔ Both: keep communication simple

• Emotion-free negotiations close faster.

Final Thoughts

Inspection negotiations are not about “winning” —
they’re about keeping the contract alive while protecting everyone’s interests.

When both sides understand what’s normal, what’s fair, and what’s fixable, the process becomes smoother, faster, and far less emotional.

If you’re preparing to buy or sell and want clarity on how to negotiate repairs confidently in Pierce County or surrounding areas, I’m here to guide you through every step.

 Written by: Lani Fisher — Washington Realtor Guiding Buyers & Sellers Through Negotiation With Confidence