The inspection revealed some issues. You negotiated with the seller, and they agreed to fix specific problems before closing. Now closing day is approaching, and you are not sure whether those repairs actually got done. It is a real situation that comes up more often than buyers expect. If the seller agrees to make repairs, what happens if they are not completed before closing?

I'm John Shea, a mortgage advisor helping homebuyers and military families navigate the homebuying process throughout Maryland. Incomplete seller repairs are one of those last minute complications that can create stress, but they are also very manageable with the right approach. Let me walk through what typically happens and how to handle it.

The Short Answer

Here is the basic idea. Before settlement, buyers typically have an opportunity to verify that agreed-upon repairs have been completed. If something is missing or incomplete, your Realtor can help you understand your options.

You are not stuck accepting incomplete repairs. The contract that governs the transaction typically gives you specific rights when the seller does not follow through on what they agreed to do. Understanding those rights and using them well is part of protecting your interests through closing.

The Final Walkthrough Is Your Chance to Check

Most real estate transactions include a final walkthrough shortly before closing, usually within 24 to 48 hours. This is your opportunity to walk through the home one last time and confirm that everything is in the condition it should be, including any agreed upon repairs.

Use the walkthrough seriously. Bring your inspection report and the list of agreed upon repairs. Check each item specifically. Take photos of anything that looks off. If a repair was supposed to be done, verify not just that it was attempted but that it was done properly.

For repairs that involved licensed work like electrical, plumbing, or HVAC, ask for documentation. A receipt from a licensed contractor confirming the work was completed protects you and provides a paper trail if issues come up later.

When Repairs Are Not Done

If you discover during the walkthrough that agreed upon repairs were not completed, you have several options. Your real estate agent guides you through choosing the right one.

The first option is delaying closing to give the seller more time to complete the repairs. This is common when the seller had every intention of finishing but ran into a scheduling issue. A short delay of a day or two might be all that is needed.

The second option is negotiating a credit at closing. Instead of the seller finishing the work, they agree to reduce the purchase price or provide a closing credit that lets you handle the repairs yourself after closing. This can actually be preferable in some situations because you control who does the work.

The third option is having the seller escrow funds for the repairs. Money is set aside from the seller's proceeds to cover the cost of completing the work. This gives you protection while allowing closing to proceed.

The fourth option, in more serious cases, is walking away from the deal. If the seller has significantly failed to meet their obligations and the repairs are substantial, backing out may be justified. This is usually a last resort, and whether it protects your earnest money depends on the specific contract terms.

Working With Your Real Estate Agent

Your real estate agent is your primary advocate in this situation. They coordinate with the seller's agent, help you understand your rights under the contract, and negotiate solutions that protect your interests.

For this reason, having an experienced agent matters. An agent who has handled situations like this before knows how to push for a fair outcome without escalating things unnecessarily. They also know when the situation calls for more aggressive action versus a practical solution.

If you want to see how strong preparation supports the whole process, John's post on how to make your VA home loan offer stand out near Fort Meade walks through some of the strategy that goes into being well positioned throughout a transaction.

How the Lender Fits In

Your lender is also involved in this situation because changes to the transaction can affect the loan. If the closing gets delayed, your rate lock might need to be extended. If the purchase price changes due to a credit or reduction, the loan documents may need to be updated.

For VA buyers specifically, incomplete repairs can sometimes affect the VA appraisal's Minimum Property Requirements. If the missing repairs were flagged during the appraisal, the deal cannot close until they are addressed. This is one of the ways the VA program protects military buyers, though it can complicate the timeline.

Working with a lender who specializes in VA loans matters here. They know how to handle these situations quickly and keep the deal on track. You can read more about the program on John's VA loan options page.

Preventing the Problem Ahead of Time

The best way to handle incomplete repairs is to prevent them from becoming an issue in the first place. A few practices help.

First, get repair timelines in writing when you negotiate. Vague commitments to "handle" issues are less enforceable than specific commitments with deadlines. Written specifics also make it clearer whether the seller met their obligation.

Second, follow up during the contract period. Do not wait until the final walkthrough to check on repairs. A gentle check in a few weeks before closing can catch problems while there is still time to address them.

Third, for significant repairs, consider requesting to see the work as it is being done. Some sellers are open to buyers stopping by to look at progress. This is especially useful for major items where you want to verify quality.

Fourth, ask for receipts and documentation for any work that requires licensed professionals. Not only does this confirm the work was actually done, it gives you protection if issues arise later.

When Sellers Have Legitimate Reasons

Sometimes repairs are incomplete for reasons that are not the seller's fault. Materials might be on backorder. Contractors might be delayed. Weather might have prevented outdoor work. When these situations come up, being reasonable about solutions helps everyone.

That does not mean rolling over. It just means recognizing when the seller has been acting in good faith and when they have not. A seller who communicates proactively about a delay and offers a reasonable solution is different from one who ignores the problem and hopes you will not notice.

Your agent can help you tell the difference and choose the appropriate response.

What Your Contract Says

The specific rights you have when repairs are incomplete depend on your contract. Most standard contracts include language about the seller's obligation to deliver the home in the condition promised, including any agreed upon repairs. Understanding this language helps you know what remedies are available.

If your contract includes specific inspection or repair contingencies, those may extend your protection. If you are past the contingency deadlines, your options may be more limited.

This is one of the reasons careful review of the contract at the time you go under contract matters. Knowing what protections you have, when deadlines fall, and what remedies are available prevents unpleasant surprises later.

A Financial Perspective

For buyers who are trying to think through the cost of accepting a credit versus insisting on completed repairs, both approaches have tradeoffs. A credit lets you control the timing and quality of the work but requires you to actually get it done after closing. Completed repairs mean you move into the home without a project waiting for you but rely on the seller to hire the right people.

Sometimes the math works out differently than expected. A credit of 3,000 dollars might cover a repair that would cost you 4,500 dollars to hire out yourself. Or it might come out ahead if you know a good contractor who can do the work for less.

If you want to think through what your monthly costs will look like after all of this, John's post on structuring your VA home loan for the right monthly payment walks through how to set a comfortable payment that fits your goals, including budgeting for post closing expenses.

A Few Practical Tips

A handful of things help buyers navigate this well. First, take the final walkthrough seriously. It is not a formality. It is your last chance to catch issues before you commit.

Second, communicate clearly with your team. Your agent, lender, and title company need to know about any issues so they can help address them quickly.

Third, be reasonable but firm. Most sellers want to close the deal and will work with you to solve problems. Being polite while advocating for your interests usually produces the best outcome.

Fourth, do not let closing day pressure force you into accepting bad situations. If something is genuinely wrong, it is better to delay closing than to move forward with an unresolved problem.

A Few Final Thoughts

Incomplete seller repairs are a solvable problem in almost every case. With the right team, clear communication, and a practical approach, most situations get resolved without drama. The key is knowing your rights, using the final walkthrough well, and working with professionals who have handled these situations before.

Let's Handle This Together

If you are preparing to buy and want experienced professionals guiding you through the process, my team and I are here to help. Reach out and we will walk through your situation, help you understand what to look for and how to protect your interests, and set you up for a smooth Maryland home purchase from start to finish.