The Repairs That Hold Up Home Sales — and How to Fix Them Fast
You’ve accepted an offer, escrow is open — and then the inspection report arrives. Repair requests are one of the most common reasons closings get delayed or deals fall apart. Knowing which items usually come up, and having a contractor ready to handle them quickly, keeps the timeline intact.
Why repairs matter in escrow
Buyers use the inspection to negotiate, and lenders and insurers may require certain safety or condition items to be corrected before they will fund or bind coverage. In California, sellers also have disclosure and compliance obligations for items like water heater bracing and smoke and carbon monoxide detectors. Your agent can tell you which items are required for your specific transaction.
The items we see most often
- Water heaters: missing seismic straps, improper venting, or no pressure-relief discharge line
- Smoke and CO detectors: missing, expired, or in the wrong locations
- Electrical: missing GFCI protection in kitchens and baths, double-tapped breakers, open junction boxes
- Plumbing: active leaks, corroded supply lines, slow drains
- Roof and drainage: damaged flashing, clogged gutters, signs of past leaks
- Safety items: loose handrails, trip hazards, damaged stairs or decks
- Unpermitted work: additions, conversions, or remodels that need permits finalized
How to keep escrow on schedule
- Get a contractor in early. As soon as the report arrives, have a licensed contractor review it and price the repair items.
- Ask for a written, itemized scope. A clear scope makes it easy for both agents to agree on what’s being done — or to negotiate a credit instead.
- Set the schedule from the closing date backward. Leave time for any re-inspection or buyer walk-through.
- Document everything. Photos, invoices, and permit sign-offs give the buyer and lender confidence that the work was done properly.
Selling? Consider a pre-listing walk-through
Fixing the obvious items before you list can mean fewer surprises, a smoother negotiation, and a cleaner inspection report. It’s often faster and less expensive than handling everything under escrow pressure.
Repair list from an inspection or buyer? Send us your notice or report for a free assessment → or call (213) 851-5493.