Home Inspection Findings: What DFW Sellers Must Fix

The inspection report is back. Your agent is asking what you want to fix and what you want to credit. You are looking at a report that runs 50 pages and you have no idea where to start.

Here is the first thing to understand: you do not fix the inspection report. You respond to the repair amendment.

Those are two different documents with two different purposes. The inspection report is everything the inspector documented. The repair amendment is the formal written request from the buyer for specific repairs. Most sellers lose time and money confusing the two.

Fix Before Closing works with real estate agents and home sellers across the Dallas-Fort Worth area. Here is exactly what DFW sellers are required to fix after inspection findings come back and what you can skip.

The Difference Between the Inspection Report and the Repair Amendment

An inspection produces a full report. That report documents every observation the inspector made during the walkthrough. The repair amendment is different. It is a formal document the buyer’s agent prepares after reviewing the inspection report. It lists the specific items the buyer is requesting in writing.

In most DFW transactions, the option period runs seven to ten days. That is your window to receive the amendment, get a contractor estimate, and respond. Fix Before Closing quotes every line item on the amendment so your agent can negotiate from a position of knowledge rather than guesswork.

The key point: you respond to the amendment, not the full report. Sellers who start calling contractors based on the raw inspection report before the amendment arrives almost always overspend on the wrong items.

The 6 Repair Categories DFW Buyers Always Push For

Texas inspection reports follow consistent patterns. These categories show up in almost every amendment because buyers agents know lenders require them.

1. Electrical safety items. GFCI outlet failures are the single most common finding. Any kitchen, bathroom, garage, or exterior outlet lacking ground fault protection gets flagged. FHA and VA lenders require electrical safety corrections before closing.
2. Water heater compliance. Texas requires water heaters to be properly strapped, have a functioning TPR valve, and be correctly vented. One of the fastest fixes on any amendment and one of the most consistent findings.
3. HVAC certification. In a climate where cooling systems run eight to ten months a year, HVAC findings carry weight. Certification from a licensed technician resolves most requests without a full system replacement.
4. Smoke and CO detector compliance. Texas code requires working smoke detectors in specific locations and CO detectors in homes with gas appliances. This is a fast fix that comes up on nearly every report.
5. Roof and exterior findings. Flashing gaps, sealant failures, and visible shingle damage show up consistently. Spring hail damage adds to this category significantly.
6. Plumbing leaks and drain issues. Running toilets, leaking supply lines, and undersink drain problems are high-frequency findings. Hard water in the DFW area accelerates wear on fittings and supply lines.

What the Inspection Report Documents That Sellers Rarely Have to Fix

Most inspection reports include observations that never end up in a formal amendment.

Cosmetic Items

Paint scuffs, minor wall dents, worn carpet, and surface staining almost never show up in a formal repair amendment. Most lenders do not require cosmetic corrections.

Age-Related Observations

Inspectors document the age of systems and components even when those systems are functioning correctly. These observations get noted but do not automatically become amendment items unless the buyer chooses to push on them.

Deferred Maintenance

Caulking around tubs, weatherstripping on exterior doors, and minor wood rot on non-structural components appear in the report but buyers agents frequently leave them out of the formal amendment.

Landscaping and Grading

Negative grading toward the foundation and overgrown vegetation are documented observations. They rarely drive formal amendment items because they are maintenance issues, not code violations or safety hazards.

How to Prioritize When the Amendment List Is Long

When the amendment runs fifteen or more items, the conversation becomes about prioritization.

Address Lender-Required Items First

GFCI outlets, water heater compliance, roof condition, and smoke detector placement are non-negotiable on FHA and VA transactions. These go to the top of the estimate and get completed first.

Separate Safety Items From Maintenance Items

CO detectors, smoke detectors, garage door reverse sensors, and missing handrails are low cost and fast to complete. Getting these done quickly signals to the buyer that the deal is moving forward.

Get a Real Number Before Deciding on Credits

Sellers who offer credits without knowing the actual repair cost consistently over-credit on simple items and under-credit on complex ones. Fix Before Closing returns a line-item estimate before you respond.

Repairs That Kill Deals If Ignored

Active Water Intrusion

Any finding that suggests active water intrusion into the structure needs to be addressed with documentation. A buyer’s lender will require proof of repair before closing.

Electrical Panel Issues

Older panels, double-tapped breakers at scale, and panels with safety recalls get pushed hard by every buyer’s agent. Lenders for FHA and VA loans will not close on a property with unresolved electrical panel issues.

Foundation Documentation

When an inspector flags foundation movement in a DFW home, the buyer’s agent almost always requires a structural engineer evaluation and documentation. Texas clay soil moves and most DFW homes show some movement over time. But the documentation requirement is real and it takes time to produce.

How Fix Before Closing Handles Your Repair Amendment

Fix Before Closing is a post-inspection repair contractor built for DFW real estate transactions. We handle one thing: getting the repair amendment completed before your closing deadline with documentation the lender and closing attorney can use.

Your agent submits the repair amendment through fixbeforeclosing.com/repair-request. Include the inspection report — it gives us context and photos. We return a line-item estimate covering every item. Once approved, we schedule all licensed contractors, coordinate with the seller, complete every repair, and deliver photos, receipts, and completion certificates for the closing file.

Frequently Asked Questions

How do I know which items I actually have to fix?

You are only required to address what ends up in the buyer’s formal repair amendment. Items that do not appear in the amendment are not your obligation. The inspection report gives context. The amendment defines your scope.

What happens if I offer a credit instead of completing repairs?

Credits work for some items and not others. Lender-required repairs on FHA and VA transactions cannot be handled with a credit. The lender needs documented proof of completion.

How fast can Fix Before Closing turn around an estimate?

Submit through fixbeforeclosing.com/repair-request/ and we return a line-item estimate covering every item. If your option period is running short, call 817-438-0079.

Can Fix Before Closing handle a long amendment with multiple trades?

Yes. Electrical, plumbing, HVAC, roofing, and general carpentry all come under one repair request. One project manager coordinates every trade.

What cities does Fix Before Closing serve in DFW?

Keller, Fort Worth, Euless, Grapevine, Haslet, Hurst, North Richland Hills, Roanoke, Saginaw, and Southlake.