What Is a Seller’s Right to Cure in Washington? (When Repairs Are Requested)

If you’re selling a home in Washington and a buyer comes back after inspection asking for repairs, it can feel overwhelming — especially if you’re hearing phrases like “right to cure” thrown around.

Let’s slow this down and talk through what this actually means in Washington, because there’s a lot of confusion online — and even among buyers and sellers themselves.

1. What Does “Seller’s Right to Cure” Mean in Plain English?

In Washington, a seller’s right to cure means this:

👉 When a buyer requests repairs, the seller has the right to respond — but not an automatic obligation to fix everything.

There is no rule that says sellers must agree to repairs just because they were requested. Instead, the seller gets to choose how (or if) they want to respond within the contract timeline.

2. Where the Right to Cure Comes From in WA Contracts

Most repair negotiations happen under the inspection contingency (commonly Form 35).

After the inspection, buyers typically have three options:

• Accept the home as-is

• Request repairs or concessions

• Terminate the contract

When a buyer requests repairs, the seller then has the right to:

• Agree to all repairs

• Agree to some repairs

• Offer a credit instead

• Decline repairs entirely

That response — or lack of one — is the seller exercising their “right to cure.”

3. Sellers Are Not Required to Make Repairs

This is one of the biggest misconceptions I see.

In Washington:

• Sellers are not required to fix inspection items

• Sellers are allowed to say no

• Sellers can choose a credit instead of repairs

• Sellers can counter the buyer’s request

The contract gives sellers the right to respond — not the obligation to comply.

4. What Happens If the Seller Does Nothing?

Deadlines matter here.

If a seller does not respond within the inspection response timeline:

• The buyer may have the right to terminate

• The buyer may accept the home as-is

• Or the buyer may lose leverage depending on timing

This is why communication and deadline tracking are critical for both sides.

Related reading:
What Happens If a Buyer Misses a Deadline in Washington?
 

5. Repairs vs Credits: What Sellers Often Choose

Many sellers prefer credits over repairs because:

• Repairs delay closing

• Contractors can be unpredictable

• Buyers may want control over the work

Credits allow sellers to cap their exposure while still keeping the deal together.

This is especially common in competitive Pierce County markets where sellers have leverage.

6. Health & Safety vs Cosmetic Issues

While sellers aren’t required to fix anything, how a request is framed matters.

Requests tied to:

• Safety

• Structural concerns

• Major system issues

Are more likely to lead to compromise than cosmetic items like paint, fixtures, or minor wear.

Understanding what’s reasonable — and what’s strategic — is key.

Related reading:
WA Inspection Red Flags Buyers Should Never Ignore
 

7. Can a Seller Cancel Instead of Curing?

In most cases, sellers cannot simply cancel because repairs were requested.

However:

• If the buyer terminates after an unsatisfactory response, the deal ends

• If deadlines are missed, leverage may shift

• Sellers must follow the contract exactly to avoid liability

Related reading:
Can a Seller Back Out in WA?
 

8. Real-World Example From Washington

I’ve worked with sellers who received long repair lists and panicked — assuming they had no choice.

Once we broke it down:

• We identified what truly mattered

• Offered a limited credit

• Declined cosmetic items

The buyer accepted, and the deal closed smoothly. The key was understanding the seller’s rights — not reacting emotionally.

9. What Buyers Should Understand About the Right to Cure

From a buyer’s perspective:

• Repair requests are a negotiation, not a demand

• Overreaching can backfire

• Clear, reasonable requests protect leverage

This is where good guidance makes a big difference.

10. Why This Is One of the Most Misunderstood Parts of WA Transactions

Online advice often treats repair requests as universal rules — but Washington contracts are specific.

The seller’s right to cure exists to:

• Balance negotiations

• Protect both parties

• Keep decisions intentional, not emotional

Understanding this prevents deals from falling apart unnecessarily.

Final Thoughts

A seller’s right to cure in Washington doesn’t mean you must fix everything — it means you have the right to respond strategically.

If you’re facing inspection repair requests and aren’t sure what makes sense for your situation, having a clear plan can save you time, money, and stress.

If you're planning a move in Washington, I’d love to help you create a plan that actually makes sense for your timeline and budget.

 Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence