By: Robert Urban, FSBO Success Story, Crappy handyman
Selling your home For Sale By Owner (FSBO)? Congrats, you’re officially brave, slightly rebellious, and probably a bit stressed out. You know that this route is worth it- literally- there is a ton of money to be saved doing it this way. Here’s a secret that most first-time FSBO sellers don’t realize right away: nothing in that inspection report is legally required to be fixed with an “as-is” contract. That’s right-repairs after a home inspection are 100% negotiable. There is no universal rulebook that says you must fix every creaky board or stain on the ceiling. What gets repaired (and by whom) is part of the back-and-forth agreement between you and your buyer. Think of it like a friendly tug-of-war over priorities, budget, and peace of mind.
So What Gets Fixed?
That depends. Maybe nothing. It says as-is for a reason. However, there will be buyers that expect you to address major safety, structural, or code issues if you want to move forward. Beyond that, it’s all up for discussion. Some sellers agree to do the repairs themselves. Others negotiate a price reduction or offer a repair credit so the buyer can handle it after closing. You are in control of what you want to take on.
Pro Tip: The cleaner and more transparent your offer, the smoother the sale. If you plan to offer credits instead of doing the work, make that clear up front. If you’re willing to knock $3,000 off the price in exchange for skipping the repairs, most buyers will at least hear you out.
Common Repair Issues That Come Up and
What They Cost to Repair
Let’s talk dollars and sense. Here’s a ballpark range of what some common repair items might cost. Just remember- your mileage may vary depending on the size of your home, the severity of the issue, and your location (For example Dr. Phillips house may be more expensive to fix than a Bithlo house of the same SF, style, etc. ).
- Roof repairs or replacement: $500 for minor repairs to $10,000+ for a full replacement
- HVAC servicing or replacement: $150–$500 for servicing, $4,000–$12,000 for a full system replacement
- Plumbing leaks or old water heaters: $150–$2,000 depending on the issue
- Electrical panel or outlet issues: $200–$3,000 depending on upgrades or full panel replacements
- Termite damage or wood rot: $500–$3,500 depending on extent of damage
- Foundation cracks: $1,000–$10,000+ depending on severity
- Window seals or broken panes: $150–$700 per window
- Mold, radon, or asbestos mitigation: $500–$6,000 depending on material and area
- Drainage and grading problems: $1,000–$5,000 or more depending on lot size and scope
These costs can quickly add up, but keep in mind as stated above: you’re not required to fix everything– if you’re using an “as-is” contract or ANYTHING, for that matter. However, just because you don’t have to doesn’t mean you shouldn’t. In many cases, making strategic repairs can be the difference between closing the deal or watching a buyer walk away.
Important Insurance & Loan Considerations (Respective to Florida)
One major shift that sellers aren’t always aware of is that many Florida insurance companies have gotten stricter. They may refuse to issue a policy if the home has issues like:
- An outdated electrical panel
- Roof damage or age over 15 years
- Active leaks or wood rot
They used to allow coverage if you committed to making repairs after closing, but that’s no longer a safe bet. Now, many carriers want everything up to code before they’ll insure.
And if your buyer is using a VA loan, buckle up: they’re notoriously strict. Even a small patch of wood rot or chipped paint can delay or derail approval, all in the name of “protecting veterans.” While the goal is good, the standards can be rigid-so if your home has visible wear, it’s worth getting ahead of it.
Tips for Negotiating Repairs:
- Prioritize the Big Stuff: Focus on health, safety, and functionality issues. Cosmetic requests can usually be passed off.
- Get Bids in Advance: Know what repairs cost and share realistic estimates with your buyer.
- Offer Credits Strategically: Many buyers prefer money over micromanaging your contractor.
- Be Honest, Not Defensive: Transparency builds trust. If the roof’s old, own it and plan accordingly.
- Don’t Let Emotions Drive Decisions: This is a business deal, not a personal critique of your home decor.
After the home inspection lands on your table like a reality-check wrapped in a PDF, take a deep breath—handling repairs doesn’t have to send you running back to the comfort (and commission) of an agent.
1. Keep Calm and Prioritize Before you panic, if you are pursuing doing repairs remember not every inspection point demands immediate action. Start by categorizing repairs:
- Safety Issues (do these first!): Electrical hazards, structural concerns, mold, radon, or plumbing leaks.
- Maintenance Issues: Minor plumbing or electrical fixes, window seals, small leaks.
- Cosmetic Issues: Paint chips, loose fixtures—stuff that’s nice to fix but not deal-breaking.
2. DIY vs. Professional Help Channel your inner handyman wisely. Sure, fixing a squeaky door hinge or patching drywall might be a weekend-warrior task, but leave serious repairs (like electrical wiring, roof repairs, or plumbing leaks) to licensed professionals. Not only is this safer, but providing professional documentation reassures buyers that repairs were completed properly.
3. Get Clear Estimates If you’re bringing in pros, always obtain multiple quotes. Share these quotes with your buyer as proof of your commitment to transparency. It helps both parties feel secure and informed—and can even speed negotiations along.
4. Negotiation: Art, Not Warfare When negotiating repairs with your buyer, approach it as a conversation, not a battle. Sometimes offering a credit towards closing costs instead of making repairs can simplify matters. Buyers might prefer handling repairs themselves, giving them control over quality and timelines.
5. Documentation is Your Friend Once repairs are done, always keep receipts, warranty information, and any professional inspection reports. Pass these along to your buyer, creating a smooth transition and building trust.
6. Communicate, Then Communicate Some More Keep open lines of communication with your buyer. Regular updates about the progress of repairs help eliminate anxiety and keep everyone on the same page.
Remember- even if you went the traditional route, you would STILL have to deal with this.
Not Bob Vila? No Problem. If you’re not exactly the second coming of Bob Vila-and your idea of a “tool kit” involves a butter knife, duct tape, and maybe a vague YouTube tutorial-don’t stress. HOYONOW.com has a resource page with a few licensed, vetted, and highly capable repair pros. From electrical fixes to roofing, drywall, and more, they make it easy to skip the guesswork and go straight to someone who actually knows which end of the wrench to use.
And hey, don’t beat yourself up if your DIY skills aren’t exactly HGTV-worthy. At least three paintings in my house aren’t hung for style, aesthetics, or any sense of feng shui-they’re just there to cover up what happened when I thought I could “easily patch that hole myself.” or “you won’t be able to tell my paint job from the pro who did the rest of the wall.” Call the pros where necessary, save your walls, and let your artwork serve its true purpose: looking good, not hiding regret.
Every home has a few dings. What matters is how you handle them-with transparency, strategy, and the confidence of someone who knows they’re offering real value.
Good luck!