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Inspections, Repairs & Appraisals: Your Guide to What Happens After Accepting an Offer
Congratulations! You've accepted an offer on your Tulsa home. Now comes the part that makes many sellers nervous: inspections, repair negotiations, and appraisals. But here's the truth — this phase doesn't have to be stressful when you know what to expect.
Your Post-Offer Timeline: What Happens Next
Once you accept an offer, your home enters a structured process with specific deadlines. Understanding this timeline helps you stay prepared and proactive rather than reactive. In Oklahoma, most contracts include standard timeframes, but these can vary based on your specific agreement.
01
Days 1-10: Inspection Period
The buyer schedules and completes their home inspection. You'll need to provide access and wait for their findings.
02
Days 10-14: Repair Negotiations
Buyer submits repair requests. You review, discuss options with your agent, and respond with your decision.
03
Days 14-21: Appraisal Ordered
Lender orders appraisal. Appraiser visits your home and completes their evaluation of market value.
04
Days 21-30: Final Details
Address any appraisal issues, complete agreed repairs, and prepare for closing day.
**Keep in mind that these timelines can shift based on financing type, market conditions, and contract terms. Your agent will keep you informed of your specific deadlines and help you meet each milestone with confidence.
The Home Inspection: What They're Really Looking For
Home inspectors conduct a thorough examination of your property, typically spending 2-4 hours evaluating major systems and structures. In Tulsa, inspectors pay special attention to common regional issues that affect Oklahoma homes.
Understanding what inspectors examine helps you anticipate potential concerns before they arise. Most inspections follow a standardized checklist, but experienced inspectors know which local issues deserve extra scrutiny.
1
Structural & Foundation
Foundation cracks, settling, basement moisture, crawl space conditions
2
Roof System
Shingle condition, flashing, ventilation, age estimation, storm damage
3
Plumbing
Water pressure, pipe materials, drain function, water heater condition
4
HVAC Systems
Heating and cooling performance, age, maintenance history, efficiency
5
Electrical
Panel capacity, wiring safety, GFCI outlets, grounding issues
6
Exterior & Interior
Siding, windows, doors, insulation, ventilation, moisture intrusion
Common Tulsa Findings: What to Expect in Our Market
Every market has its quirks, and Tulsa is no exception. Our climate, soil conditions, and housing stock create predictable patterns in inspection reports. Knowing what commonly appears helps you distinguish between serious concerns and typical Oklahoma home characteristics.
Foundation Settlement
Clay soil causes minor foundation movement in many Tulsa homes. Small cracks are common and often not structural concerns, but significant shifting requires professional evaluation.
Roof Age & Storm Damage
Oklahoma weather is tough on roofs. Hail damage, missing shingles, and aging materials frequently appear in reports. Roofs over 15 years old typically draw buyer attention.
HVAC Lifespan
Our extreme temperature swings work HVAC systems hard. Units older than 12-15 years often become negotiation points, even if still functioning properly.
Wood Rot & Moisture
Humidity and occasional flooding create moisture issues. Window trim, fascia boards, and crawl spaces are common problem areas that inspectors flag regularly.
Electrical Updates
Older Tulsa homes may have outdated panels, ungrounded outlets, or aluminum wiring. Modern buyers expect updated electrical systems that meet current codes.
Plumbing Materials
Galvanized pipes, polybutylene, or older fixtures often appear in inspection reports. While not always requiring immediate replacement, they become talking points.
Major Issues vs. Normal Wear: Understanding the Difference
Major Concerns That Warrant Action
  • Safety hazards — exposed wiring, gas leaks, structural instability
  • System failures — non-functioning HVAC, broken water heater, roof leaks
  • Code violations — unpermitted work, illegal modifications
  • Structural damage — significant foundation issues, roof damage, water damage
  • Environmental concerns — mold, asbestos, lead paint in poor condition
These issues typically require negotiation because they affect home safety, functionality, or value. Most buyers won't proceed without addressing major concerns.
Normal Wear & Maintenance Items
  • Cosmetic issues — worn carpet, dated fixtures, minor paint touch-ups
  • Minor repairs — caulking, weatherstripping, small drywall cracks
  • Expected aging — older but functioning appliances, worn flooring
  • Maintenance items — gutter cleaning, filter replacement, landscaping
  • Minor settling — hairline cracks, slight door adjustments
These items represent normal homeownership and typically aren't negotiation points. Buyers understand that homes require ongoing maintenance.

Pro Tip: The age of your home sets expectations. A 50-year-old home will have different "normal" conditions than a 5-year-old home. Context matters in determining what's reasonable to address.
Your Options After Receiving Repair Requests
When the inspection report arrives, you'll need to make strategic decisions about how to respond. Oklahoma real estate contracts give you several options, and the right choice depends on your goals, market conditions, and the specific requests. Remember — you're not obligated to make every requested repair.
Complete the Repairs
Hire contractors to fix items before closing. Provides documentation and peace of mind, but requires time and coordination.
Offer a Closing Credit
Reduce the sale price or provide funds at closing for buyer to handle repairs. Quick and simple, though buyers must have cash or lender approval.
Negotiate Middle Ground
Address major items while declining minor requests. Split costs on big-ticket repairs. This balanced approach works well in most situations.
Stand Firm
In seller's markets or with unreasonable requests, you can decline repairs. Be prepared for buyer to potentially walk away.
Your decision should balance market leverage, repair costs, and deal momentum. Sometimes accepting a reasonable request keeps a good buyer engaged. Other times, standing firm protects your bottom line. We'll analyze your specific situation together and determine the smartest strategy.
Smart Negotiation: When to Compromise & When to Push Back
Successful repair negotiations require reading the situation correctly. Every deal is different, but certain principles help you make confident decisions that protect your interests while keeping the transaction moving forward.
Consider Compromising When:
  • The request addresses legitimate safety or functionality issues
  • Repair costs are reasonable compared to your sale price
  • You're working with a well-qualified buyer in uncertain market conditions
  • The issue would appear in subsequent inspections with other buyers
  • Making repairs helps you avoid price reductions or extended market time
Consider Pushing Back When:
  • Requests focus on cosmetic preferences or upgrades beyond home condition
  • The buyer is asking for repairs you disclosed or priced into your listing
  • Multiple backup offers give you negotiating leverage
  • Inspection requests total an unreasonable percentage of your sale price
  • Items fall within normal wear and tear for your home's age

Morgan's Insight: Together we'll review each request, discuss fair market expectations, and craft a response that's firm but reasonable. You're never alone in this decision.
Understanding the Appraisal Process
After navigating inspections and repairs, the next major milestone is the appraisal. This independent evaluation determines whether your home's value supports the purchase price. The buyer's lender orders the appraisal to protect their investment, but the outcome directly affects your transaction.
1
Appraisal Ordered
Buyer's lender selects an independent appraiser. You'll receive 24-48 hours notice before the appointment.
2
Property Visit
Appraiser spends 30-60 minutes measuring, photographing, and noting your home's condition and features.
3
Market Analysis
Appraiser researches recent comparable sales in your neighborhood to determine fair market value.
4
Report Delivery
Within 7-10 days, lender receives the appraisal report with the final valuation.
What Affects Your Appraised Value
Property Factors
  • Square footage
  • Bedroom and bathroom count
  • Age and condition
  • Updates and upgrades
  • Lot size and landscaping
Market Factors
  • Recent comparable sales
  • Neighborhood trends
  • Current market conditions
  • Days on market
  • Local demand
Location Factors
  • School districts
  • Proximity to amenities
  • Street location
  • View and setting
  • Neighborhood quality
Preparing for Your Appraisal & Handling Low Appraisals
How to Prepare for a Successful Appraisal
Present Your Home Well
Clean, declutter, and make minor repairs. First impressions matter to appraisers just like buyers. A well-maintained home photographs better and suggests quality care.
Provide Improvement Documentation
Create a list of recent upgrades with receipts. New roof, HVAC, kitchen remodel, or finished basement? Make sure the appraiser knows about improvements that add value.
Ensure Full Access
Appraisers need to see everything — attic, basement, garage, all rooms. Locked areas or inaccessible spaces can negatively impact the appraisal or delay the process.
Highlight Special Features
Leave a note about unique amenities: energy-efficient systems, smart home technology, premium materials. Details that differentiate your home from comparable properties matter.
What Happens If the Appraisal Comes in Low
When an appraisal comes in below the purchase price, it creates a value gap that must be resolved. In Tulsa's market, this happens occasionally, especially when buyer competition drives offers above conservative appraisal standards. You have several options:
Price Reduction
Lower your sale price to match the appraisal. This keeps the buyer's financing intact but reduces your proceeds. Consider this when the appraisal seems accurate and you want to close the deal.
Buyer Increases Down Payment
Buyer brings extra cash to cover the gap. This works if the buyer has reserves and loves your home enough to pay more out-of-pocket.
Meet in the Middle
Split the difference — you reduce price slightly, buyer increases down payment. This compromise often saves deals when both parties want to proceed.
Challenge the Appraisal
If you believe the appraisal is inaccurate, provide evidence of better comparable sales. Appraisers sometimes reconsider when presented with compelling data.
Keeping Your Deal on Track: Final Tips for Smooth Closing
You've navigated inspections, handled repairs, and cleared the appraisal. Now it's time to cross the finish line with confidence. These final strategies help ensure nothing derails your transaction in the home stretch.
Respond promptly to all requests. Time is money in real estate. Quick responses to lender requests, title questions, and buyer inquiries keep momentum strong.
Complete agreed repairs properly. If you committed to fixing items, hire licensed contractors and save receipts. Half-done repairs create closing day problems.
Maintain property condition. Don't change anything major after the inspection. Keep the home in the same condition — or better — than when the buyer saw it last.
Stay accessible and flexible. Accommodate reasonable showing requests for additional inspections or appraisal visits. Being cooperative helps everyone reach closing.
Communicate with your agent regularly. I'm here to guide you through every question and concern. No issue is too small to discuss — that's what I'm here for.
Prepare for closing day. Start planning your move, arrange utilities transfer, and gather necessary documents. Being organized reduces last-minute stress.
You Don't Have to Navigate This Alone
Once your home's under contract, the real work begins — but it doesn't have to be stressful. I'll guide you through every inspection concern, repair negotiation, and appraisal question so we can get you confidently to the closing table. You deserve an advocate who's been through this process hundreds of times and knows exactly how to protect your interests while keeping deals together.
Let's make your home selling experience smooth, successful, and as stress-free as possible.
Morgan Tipton
Realtor® | Tulsa, OK
📧 [email protected]
📱 (918) 857-0084
🌐 www.morgantipton.com
📸 Instagram: @morgantipton.realtor