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Under contract · 4 steps · free · the same words a Keighbor seller reads
Why this page existsThis is the guide a Keighbor seller reads at the "Settle repairs" milestone, published in full so you can read the whole job before anybody asks you to pay for help with it.
Key takeaways
You have a plan for each agreed item.
You have chosen contractors and have signed quotes from them.
The signed amendment has gone to everyone who needs it.
All agreed work is complete and documented.
1
Decide what you'll fix and what you'll credit
You're done when: You have a plan for each agreed item.
For each item you agreed to address you can either do the repair or give a closing credit. The two have different consequences for your net, your timeline, and who controls the quality.
How to do it
Reread the signed inspection amendment. It defines the scope.
For each item, ask three questions: is the timeline tight, does the buyer have quality preferences, and is the cost actually known?
Do the repair when the buyer's lender requires it, when you can control cost and quality, or when you have the time.
Give a credit instead when the timeline is tight, the cost is uncertain, or the buyer wants control of the work.
Confirm which you are doing, in writing, with the buyer.
Worth knowing
A credit avoids scheduling delays and hands the buyer their choice of contractor. It usually costs you the same.
FHA, VA, and USDA loans can require certain safety and health repairs before closing regardless of what you would prefer.
Doing more than the amendment says is rarely necessary. The signed amendment is the scope.
What it costs
Varies by item
Where to check
The signed inspection amendment
2
Collect contractor quotes
You're done when: You have chosen contractors and have signed quotes from them.
Real quotes from licensed contractors ground the numbers in facts, and they are what makes sure the work is actually done properly.
How to do it
Get two or three written quotes from licensed, insured contractors for each significant item.
Verify the license and the insurance. Most states have a free online license lookup.
Compare scope, not just price. The lowest quote is not always the complete one.
Ask for a lien waiver from any contractor doing significant work, so they cannot place a mechanic's lien later over a payment dispute.
Keep the quotes and the final invoices in the room.
Worth knowing
Unlicensed work can void permits and warranties, and it shows up at the next sale.
Multiple quotes give you a defensible range if the buyer's estimate is higher than yours.
A lien waiver is a small ask that prevents a large problem.
What it costs
Quotes are usually free
Where to check
Your state's contractor license lookup
3
Sign the amendment
You're done when: The signed amendment has gone to everyone who needs it.
Any change to the contract - repairs, credits, price, dates - has to be captured in a written, signed amendment. Verbal agreements do not bind, and the amendment is what the closing agent and the lender rely on.
How to do it
Put the agreed repairs, credits, and price changes into a written amendment.
Specify exact dollar amounts, scope, timing, and who does what.
Have every party sign, then send it to the title company or attorney and to the lender.
Track completion against the amendment before the final walkthrough.
Save the signed amendment in the room.
Worth knowing
Items that are not in the signed amendment generally are not recognized at closing.
The contract or amendment should describe any credit clearly. Lender rules can limit or condition seller credits, so confirm the wording with the appropriate professionals.
One amendment covering everything is cleaner than three covering one thing each.
What it costs
Free, or included with your attorney's fee
Where to check
Signatures from every party, and confirmation the lender has a copy
4
Complete the agreed work
You're done when: All agreed work is complete and documented.
Agreed repairs are normally completed before the final walkthrough, which is when the buyer checks that they happened.
How to do it
Schedule the work with enough lead time before the walkthrough.
Get written invoices, and proof of completion where it is relevant.
Take before-and-after photos.
Make sure lender-required items are documented the way the lender wants them.
If a repair genuinely cannot finish in time, ask about an escrow holdback - money held back after closing until the work is done.
Worth knowing
Documented, professional repairs are what stop walkthrough questions turning into closing delays.
Escrow holdbacks are a standard safety valve, not an admission of failure.
Save every receipt. Improvements raise your cost basis for tax purposes.
What it costs
Varies by item
Where to check
Invoices, photos, and the walkthrough itself
There are 17 more like this one
Every step of a home sale has a guide this long behind it. Your room opens them one at a time as you reach them, and whatever you work out gets saved into the step.
