Deals fall apart when “finished” repairs aren’t finished at all. We open with a return visit to a house where the thermostat read 50 degrees, the furnace cabinet was open, and parts were sitting on the panel—proof that someone was “working on it” without telling anyone. From there we unpack the bigger pattern: fake receipts, bogus license numbers, sloppy DIY patches like gutter downspout stuck over a plumbing vent, and window trim “fixed” with squishy caulk instead of wood and proper filler. It’s more than frustration; it’s risk that buyers inherit the day they close.
We walk through a practical playbook for making repairs real. Choose the contractors yourself or negotiate escrow so funds pay for quality work after closing. Demand documentation that can be verified: legitimate license numbers, itemized scope of work, and photos before and after. Test function, not just looks—heat that actually heats, GFCIs that trip and reset, drains that run fast without gurgles. When repairs can’t be tested, they aren’t done. And if a recheck is needed, set clear expectations: inspectors’ time is limited, so return visits should be scheduled, targeted, and fairly compensated—ideally by the party who wasn’t ready.
We also break down incentives. Most players in a transaction get paid only if the deal closes, which can tilt priorities. Inspectors and appraisers have no commission at stake, so their value is objective verification. That’s why trust belongs with the people who are paid to be thorough, not fast. By writing specific, measurable repair terms into your contract, insisting on credible proof-of-work, and using escrow or buyer-selected contractors, you can protect your budget and your sanity.
Subscribe for more straight talk on inspections, real repairs, and smarter closings. If you learned something helpful, share this with a friend and leave a quick review—what’s the worst “repair” you’ve ever seen?

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