Why WA Sellers Get Blindsided by Repair Requests (2025 Guide)
If there is one point in the selling process that catches Washington homeowners completely off guard, it’s the repair-request stage.
Not the inspection itself —
because sellers expect the inspector to find things.
But the buyer’s repair request?
That’s where sellers feel shocked, overwhelmed, offended, or confused.
I’ve worked with hundreds of sellers across Pierce County, Thurston County, King County, and the JBLM corridor — and I can tell you with complete certainty:
Most sellers have no idea what buyers will ask for, or how intense repair negotiations can feel.
This guide breaks down the real reasons Washington sellers get blindsided, what buyers are actually thinking, and how to navigate repair requests without losing your deal or your sanity.
1. Sellers Think “Small Issues” Don’t Matter — Buyers See Red Flags
Sellers live with minor flaws every day:
slow drains
loose doorknobs
sticky doors
dripping faucets
tiny cracks
minor rot
peeling caulk
missing outlet covers
To a seller, these feel normal.
To a buyer — especially first-time buyers — they look like:
future expenses
safety concerns
signs of neglect
potential water damage
“What else is wrong?”
Even homes in great shape generate long inspection reports, which leads buyers to panic, even if the issues are minor.
For a deeper breakdown of what inspectors commonly flag, sellers should review:
Common Inspection Problems in Pierce County
2. Sellers Assume “As-Is” Means No Repair Requests — It Doesn’t
Many Washington sellers use the term “as-is” in their listing thinking it protects them.
But as we covered in this blog, it does NOT:
Why WA Sellers Think “As-Is” Protects Them (When It Doesn’t)
Even in an as-is sale:
buyers still submit repair requests
buyers still expect concessions
lenders still require repairs
safety issues still must be resolved
buyers can still walk away
This creates shock when sellers receive a long list of repair demands — even though they clearly advertised “as-is.”
3. Sellers Don’t Realize Buyers Expect Homes to Be More “Move-In Ready” Than Ever
Today’s buyers — especially in Washington — expect:
functioning systems
updated safety standards
clean inspections
electrical panels up to code
roofs with years of life
safe decks and stairs
leak-free plumbing
modern ventilation
operational heating sources
Even minor repairs feel huge to buyers who are already stretched financially after:
down payments
closing costs
moving expenses
utility starts
immediate upgrades
This leads buyers to request repairs sellers didn’t think were urgent.
4. Sellers Don’t Understand Buyer Psychology
Here’s the truth:
Buyers and sellers view the same repair list completely differently.
Seller mindset:
“It’s always been fine.”
“That’s normal wear and tear.”
“We lived with it for years.”
“It’s cosmetic.”
“Why make a big deal about this?”
Buyer mindset:
“This feels unsafe.”
“This could cost thousands later.”
“What else haven’t they disclosed?”
“I need reassurance.”
“I can’t afford repairs right now.”
Understanding this gap eliminates a lot of emotional frustration.
5. Sellers Expect Repair Requests to Match the Report — Buyers Often Ask for MORE
Inspections can feel overwhelming on their own, but buyers don’t just ask for repairs that were flagged.
They often request:
fixes for items marked “monitor”
preemptive repairs for aging systems
upgrades instead of simple fixes
replacements instead of repairs
electrician/plumber evaluations
further testing (mold, sewer scope, etc.)
Sellers feel blindsided because these weren’t even “issues” on the report.
But buyers ask anyway because they’re trying to protect themselves financially.
This is why sellers often say:
“Where did THIS even come from?”
6. Sellers Don’t Know How Buyers Prioritize Repairs by Loan Type
Loans dramatically shape repair requests.
VA (very common near JBLM):
stricter safety rules
requires functioning systems
requires heat sources
requires repairs before closing
FHA:
chipped paint
stairs
missing handrails
safety issues
Conventional:
far more flexible
So a VA buyer may request repairs a conventional buyer never would.
This connection matters — and sellers are often shocked when buyers push hard because of loan type.
7. Sellers Expect Repair Requests to Be Reasonable — But Buyers Ask for Repairs to Reduce Risk
Buyers aren’t trying to nickel-and-dime sellers — they’re trying to:
reduce risk
prevent future expenses
feel confident in closing
avoid inheriting hidden problems
To sellers, it feels picky.
To buyers, it feels protective.
This difference in perspective is one of the main reasons repair negotiations fail — explained fully here:
Why Washington Buyers Fail To Negotiate Repairs Successfully
8. Sellers Believe Buyers Will Compromise — But Buyers Are More Cautious Than Ever
Today’s buyers:
stretch budgets to the max
have less cash left over
are payment-focused
don’t want unexpected repairs
worry about long-term maintenance costs
Because of this, buyers are far less willing to overlook:
old roofs
old furnaces
outdated plumbing
electrical concerns
crawlspace moisture
water intrusion signs
Sellers get blindsided when buyers push for major concessions instead of looking past age or wear.
9. Sellers Don’t Realize Buyers Walk Away More Easily Than Ever
Buyers today are more comfortable walking away during the inspection period.
Why?
They don’t want risk.
They don’t want big repairs.
They don’t have cash for fixes.
They want peace of mind.
They want leverage.
They know another home will hit the market.
This is why deals fall apart quickly when sellers refuse repairs — explained here:
Why Washington Homes Fall Out of Contract
10. Sellers Don’t Understand How Much Inspection Week Impacts Their Net
When sellers ignore or refuse repair requests, they risk:
losing the first buyer
going back on the market
needing to disclose the issues
attracting fewer offers
receiving lower future offers
showing as “stale”
netting less overall
Repair negotiations are a fork in the road:
Handle it well → keep your net strong.
Handle it poorly → lose time, money, and leverage.
11. Sellers Aren’t Prepared Emotionally for Repair Negotiations
Sellers feel personally attacked by repair requests because they feel like:
criticism
judgment
blame
unfair expectations
nitpicking
disrespect for their home
And it’s emotional — the home holds memories, pride, and identity.
But buyers don’t see it that way.
They’re scared.
They’re vulnerable.
They’re financially stretched.
And they want reassurance.
Understanding the emotional landscape makes everything smoother.
12. Sellers Don’t Have a Strategy Ahead of Time
The most successful Washington sellers prepare by:
completing pre-listing walkthroughs
addressing obvious issues
pricing with condition in mind
setting realistic expectations
planning for possible concessions
understanding buyer psychology
being flexible during repair talks
When sellers don’t prepare, they feel blindsided because they had no frame of reference.
Final Thoughts: Repair Requests Aren’t Personal — They’re Predictable
Repair requests feel shocking only when sellers don’t know what to expect.
Once sellers understand:
buyer psychology
loan requirements
inspection realities
repair cost fears
market conditions
appraisal implications
negotiation strategy
…the entire process becomes clearer, calmer, and far more manageable.
Repair requests aren’t a surprise.
They’re part of the selling process in Washington.
With the right preparation and guidance, sellers protect their equity, avoid deal fallout, and move through the sale with far less stress.
If you’re preparing to sell your Washington home and want clarity around inspections, repair requests, and negotiation strategy, I’d love to help you walk through the process so nothing catches you off guard.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence