What happens if I’m selling my Glendale home and the buyer asks for a big price reduction after the inspection—how do I decide what to agree to?

A big post-inspection reduction request is usually a mix of real repair risk and negotiation strategy. The best way to decide is to separate "must-fix" issues from "nice-to-have" items, confirm what's truly supported by evidence, and respond in a way that protects your net without derailing the contract timeline.

Why this moment feels personal—even when it's not

This is usually where stress spikes.

You've done the work to get listed, you've accepted an offer, and you're mentally moving on. Then an inspection report arrives and suddenly the buyer wants a major price reduction—often with a short deadline and a lot of emotion.

When clients hit this point, I slow everything down. A buyer's request can sound absolute, but your decision is easier when you treat it as a structured problem: evidence, risk, leverage, and timing.

Step 1: Confirm what the buyer is actually asking for

Before you decide anything, you need clarity.

At this stage, I help sellers narrow their focus to the request format:

• Are they asking for a price reduction, a credit, repairs, or a combination?
• Did they include contractor bids or just a number?
• Are they tying the request to specific inspection findings—or making a general "we're uncomfortable" argument?

This is where sellers get stuck: the number feels like the story. In reality, the supporting proof is the story.

Step 2: Sort inspection items into three categories

Not all inspection findings are equal, and treating them equally creates overwhelm.

What I watch for here is category confusion—because it leads to over-concessions. In Glendale (and across the West Valley), most inspection reports include a mix of:

• Safety or functional issues (things that could cause damage or make the home hard to insure or occupy)
• End-of-life components (aging roof/HVAC/water heater that still works but may need replacement soon)
• Maintenance and cosmetic notes (typical homeowner items)

Your strategy changes depending on which category is driving the buyer's request.

Step 3: Decide what you're willing to "own" versus what you'll "price in"

This is where I step in and carry the weight of the decision.

Most sellers don't mind being fair. What they want to avoid is paying for upgrades they never promised—or accepting a discount that isn't grounded in reality.

Here's the decision framing I use with sellers:

• If it's a true defect (leak, electrical safety issue, active plumbing problem), you decide whether to repair or credit—because functional risk is real.
• If it's end-of-life but working, you decide whether to offer a smaller concession that reflects remaining useful life, not full replacement.
• If it's maintenance or preference, you usually don't "price it in" at all—unless it's needed to keep the buyer emotionally in the deal.

This prevents the most common mistake: agreeing to a big reduction just to make the conversation stop.

Step 4: Check your leverage before you negotiate

This is usually where sellers accidentally negotiate against themselves.

Before you respond, you need a quick reality check on leverage:

• How strong was the original offer compared to other interest?
• How active is your Glendale micro-market at your price point right now?
• Would a back-on-market situation likely produce a better, equal, or worse outcome?

At this stage, I help sellers look at the contract as a timeline with options—not a single path. If your home had multiple showings and strong early traction, your leverage is different than if the offer came after a long quiet period.

Step 5: Choose the safest concession type for your situation

A "big reduction" doesn't always mean "big cost," but it can if it's structured poorly.

What I watch for here is risk transfer:

• Repairs can reduce buyer fear but require vendor coordination and proof of completion.
• Credits keep the deal moving, but you'll want to cap them and tie them to documented issues.
• Price reductions impact value perception and can complicate appraisal expectations—especially if the purchase price was already aggressive.

Understanding the different types of seller concessions and their limits (typically 3-6% depending on loan type, according to the National Association of Realtors) can help you structure the right solution. The Consumer Financial Protection Bureau notes that median closing costs hover around $6,000, which provides helpful context for evaluating concession requests.

This is where the decision becomes strategic: you're not just solving for today, you're protecting the path to closing.

Step 6: Respond with a clean, documented counter—without getting pulled into pressure

Inspection negotiations can become emotionally loud.

This is where I protect sellers from "deadline pressure" that isn't actually tied to the contract. A strong response is calm and specific:

• Confirm which items you agree are material
• Reference documentation (inspection pages, photos, bids)
• Offer a targeted solution (repair, credit, or partial adjustment)
• Keep the timeline moving without rushing the decision

When your response is structured, you reduce the chance of a second round of inflated requests.

Why Glendale sellers should pay attention to repair optics

Glendale has a wide mix of housing ages and condition profiles, which means buyer expectations vary.

What I watch for locally is the difference between:

• A home that's priced and presented as "updated and turnkey"
• A home that's priced and presented as "well-maintained with normal age"

If the marketing position and the inspection reality don't match, buyers push harder. The fix isn't panic—it's alignment.

FAQ: Big price reduction requests after inspection

Do I have to agree to any inspection request?

No. You can agree, counter, or decline depending on what the contract allows and what you're willing to do.

What if the buyer threatens to cancel?

This is usually where I slow things down and review whether the request is supported, whether timelines are being followed, and what your alternatives look like if the home goes back on market.

Is it better to offer a credit or do repairs?

It depends on time, risk, and the type of issue. Some items are safer repaired before closing; others are easier handled with a capped credit.

How do I know if the buyer's number is inflated?

Look for bids, scope detail, and whether the request matches the seriousness of the issue. Broad "round numbers" without proof are often negotiation positioning.

Will renegotiating affect the appraisal?

It can. Price reductions can shift appraisal expectations, while credits may be limited by loan rules. The safest choice depends on the buyer's financing and the original pricing strategy.

Closing perspective

A big post-inspection reduction request can feel like you're being asked to renegotiate your entire sale.

But when you separate true risk from negotiation pressure, you can make a decision that protects your bottom line and keeps the transaction stable. The goal isn't to "win" the negotiation—it's to reach closing without absorbing unnecessary risk or giving away value that isn't supported.

About Kasandra Chavez

Kasandra Chavez helps West Valley sellers navigate pricing, negotiations, and contract timelines with clarity and confidence throughout Glendale and the Greater Phoenix area. Her focus is protecting decision-making through calm strategy and well-managed next steps.