Question 1

Foundation

Accepted Answer

Foundation Repair
Seller to have a reputable foundation company to perform all repairs as outlined in the structural engineer’s findings attached. Seller to provide hydrostatic test and engineers report post-repair within (x) days prior to closing.
If applicable
Seller shall repair all cosmetic damages arising from the foundation repair, including but not limited to drywall cracks, flooring, and exterior brickwork.

Question 2

Plumbing

Accepted Answer

Major Plumbing Issues

Cast Iron Replacement
Seller agrees to hire a licensed plumbing company to remove all cast iron plumbing pipes currently serving the property and replace them fully with PVC piping. The work shall include removal and disposal of the cast iron material, installation of PVC piping throughout the system, reconnection to all fixtures, and hydrostatic test to ensure the plumbing is in good working order and compliant with applicable codes.
Water Heater
Seller shall hire a licensed plumber to repair the non-operational water heater or, if repair is not feasible, replace it with a new water heater installed in accordance with all applicable local codes, including replacement of the drain pan, T&P valve, and related components.

Minor Plumbing Issues

Hose Bibb
Seller shall have a licensed plumber repair or replace the leaking exterior hose bibb located on the (direction) side of the house.
Leaks
Seller shall have a licensed plumber identify and repair all active plumbing leaks in the (Add Location).
Detached Water Heater Vent Flue
Seller shall have a licensed plumber properly reattach the vent flue to the water heater that is currently detached.
Laundry Connections
Seller shall have a licensed plumber replace the washer laundry box and confirm all connections are free of leaks.
Water Heater  (Repair)
Seller shall have a licensed plumber repair the water heater to ensure proper function.

Clogs / Slow Drains
Seller shall have a licensed plumber clear clogged drains in the (Add Location) and confirm proper drainage.
Toilets
Seller shall have a licensed plumber repair or replace non-operational or leaking toilets in the (Add Location).

Shutoff Valves
Seller shall have a licensed plumber repair or replace defective shutoff valves in the (Add Location)
Sinks / Faucets
Seller shall have a licensed plumber repair or replace (leaking or inoperable faucets, handles, and sink drains.)
Garbage Disposal
Seller shall have a licensed plumber or contractor repair or replace the inoperable garbage disposal.
Dishwasher Connection
Seller shall have a licensed plumber correct improper or leaking dishwasher drain and supply connections.

Question 3

Roofing

Accepted Answer

Roof Repairs:Seller to have qualified roofer repair plumbing jack improperly installed.Seller to have qualified roofer properly secure exhaust flue that is loose.Seller to have qualified roofer seal exposed nail heads throughout roof covering.Seller to have qualified roofer repair shingles that were improperly installed and currently buckling. Seller to have qualified roofer replace damaged or missing shingles.Seller to have qualified roofer repair lifted shingles to prevent water intrusion.Seller to have qualified roofer replace cracked or deteriorated pipe jack flashing.Seller to have qualified roofer repair damaged ridge cap shingles.Seller to have qualified roofer reseal flashing around roof penetrations.Seller to have qualified roofer repair or replace damaged roof flashing at chimney.Seller to have qualified roofer repair loose or detached drip edge.Seller to have qualified roofer correct improperly installed valley flashing.Seller to have qualified roofer replace deteriorated vent boot(s).Seller to have qualified roofer secure loose ridge vent.Seller to have qualified roofer replace shingles with excessive granule loss.Seller to have qualified roofer repair punctured roofing material._____________________________________________________________Roof Replacement:If it HAS been determined that Insurance is going to cover the roof, or Seller is willing to replace roof without proceeds from insurance.Seller shall replace the roof and all associated roof components with materials of like kind and quality prior to closing.Optional verbiage to add in addition to the above: Seller to replace roof with the shingle color: (Insert exact color) (ie. Weatherwood, Onyx Black, Estate Gray. Ask Roofer for color selections if needed)Seller to use (Company name) to perform the work. Seller to provide receipt and transferrable warranty documentation from the contractor to Buyer within (x) days prior to closing.____________________________________________________________If it HAS NOT been determined that Insurance is going to cover the roof:Seller agrees to file a claim with their property insurance provider regarding the condition of the roof. In the event the insurance provider determines the roof to be a total loss, Seller shall, at Seller’s expense and using available insurance proceeds, replace the roof and all associated components with materials of like kind and quality prior to closing. (Then also add an option below) If the roof is determined by the insurance provider to be insurable in its current condition and is not deemed a total loss, Seller shall have no obligation to repair or replace the roof.If the roof is determined by the insurance provider to be insurable in its current condition and is not deemed a total loss, Seller shall only repair the roof and roofing components as listed on exhibit A. ** Include an exhibit A with detailed descriptions and photos of what Buyer is requesting per the home inspection report. Make sure both Buyer and Seller sign exhibit A in addition to the amendment. ****Important: Gutters and Window screens are not apart of the scope of the amendment verbiage below, but are commonly covered under an insurance claim. If you wish to add those, please add the verbiage: "and all associated roof components, gutters and window screens".

Question 4

HVAC

Accepted Answer

Entire System replacement:
Seller shall have a licensed HVAC company replace the HVAC system with a new unit of comparable size and capacity, installed in compliance with manufacturer specifications and local building codes.
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Partial System Replacement:

Partial System replacement (Condenser)
Seller shall have a licensed HVAC technician replace the non-operational condenser unit and ensure it is compatible with current air handler.
Partial System replacement (Air Handler)
Seller shall have a licensed HVAC company replace the furnace/air handler in attic with a new unit of equal or greater efficiency rating and is compatible with current condenser unit.

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HVAC Repair:

General
Seller shall have a licensed HVAC contractor inspect the entire heating and cooling system and repair any deficiencies necessary to ensure the system is in good working order.
Ductwork
Seller shall have a licensed HVAC company replace all damaged or deteriorated ductwork, including connections to the plenum, and ensure the system is sealed, free of leaks, and distributing air properly throughout the residence.
Thermostat
Seller shall have a licensed HVAC contractor to repair or replace the thermostat to ensure accurate temperature control of the system.
Dirty Condenser Coils
Seller shall have  a licensed HVAC contractor clean condenser coils (Specify if multiple units).
Faulty Capacitor
Seller shall have a licensed HVAC contractor replace the defective capacitor(s) in the system to restore proper operation.

Blower Motor
Seller shall have a licensed HVAC contractor repair or replace the blower motor to ensure proper airflow through the system.

Question 5

Electrical

Accepted Answer

Breaker Tripping / Faulty Breakers
Seller shall have a licensed electrician inspect and replace any defective circuit breakers to ensure proper function of the electrical panel.
Damaged or Exposed Wiring
Seller shall have a licensed electrician repair or replace all damaged, frayed, or exposed wiring in the (Add location) and confirm all connections are properly secured and code-compliant.
Outlets Not Functioning
Seller shall have a licensed electrician investigate non-operational outlets located in the (Add location) and repair or replace outlets to ensure they are in proper working order.
GFCI Outlets (Not Present)
Seller shall have a licensed electrician install GFCI outlets in the (Add Location) area(s) to ensure compliance with current code requirements.
GFCI Outlets (Not Working)
Seller shall have a licensed electrician repair or replace GFCI outlets located in the (Add Location) where they are not currently functioning correctly. 
Light Fixtures / Ceiling Fans Not Working
Seller shall have a licensed electrician repair or replace (inoperable light fixtures and/or ceiling fan) in the (Add Location) area and ensure proper operation.
Switches Not Working
Seller shall have a licensed electrician investigate and repair or replace defective light switch in the (Add Location).
Panel / Service Issues
Seller shall have a licensed electrician inspect the electrical service panel and make all necessary repairs or replacements to ensure safe operation and compliance with local codes.
Panel / Service Replacement
Seller shall have a licensed electrician replace the electrical service panel and all components of the electric panel with a new code-compliant panel.
Improper Double-Tapped Breakers
Seller shall have a licensed electrician correct the double-tapped breakers in the electrical panel in accordance with manufacturer’s specifications and code.
Loose Outlets
Seller shall have a licensed electrician tighten or repair all loose electrical outlets and verify proper function throughout the residence.

Question 6

Fireplace

Accepted Answer

General Service / Inspection
Seller shall have a licensed fireplace or chimney contractor inspect the fireplace and chimney, perform necessary cleaning, and make any repairs required to ensure safe and proper operation.
Chimney Cleaning
Seller shall have a reputable chimney sweep cleaning company clean the chimney flue and provide documentation of service.
Missing Damper Clamp 
Seller shall install a clamp on the fireplace damper to ensure it remains permanently open.
Gas Fireplace Ignition / Log Set
Seller shall have a fireplace contractor repair or replace the gas fireplace ignition system and/or log set to ensure the fireplace works as intended.
Firebox Repairs
Seller shall have a fireplace contractor repair or replace damaged firebox components, including cracked panels or missing mortar joints, to ensure safety and compliance with code.
Chimney Cap (Installation)
Seller shall have a licensed contractor install a chimney cap to prevent water intrusion and meet safety standards.
Chimney Cap (Repair)
Seller shall have a contractor repair the chimney cap that is currently (inoperable, has birds nest, dented, not properly secured) to prevent water intrusion.

Question 7

Garage Door

Accepted Answer

General Service / Inspection
Seller shall have a reputable garage door company service the garage door and opener, make all necessary adjustments, and ensure proper operation.
Garage Door Opener
Seller shall have a reputable garage door company repair or replace the inoperable garage door opener to ensure functional use.
Safety Sensors
Seller shall have a reputable garage door company (install, repair, or realign) garage door safety sensors to ensure compliance with safety standards and proper operation.
Springs / Cables / Rollers
Seller shall have a reputable garage door company repair or replace damaged or worn (garage door springs, cables, or rollers) to ensure smooth and safe operation.
Weatherstripping / Seals
Seller shall have a reputable garage door company replace missing or deteriorated garage door weatherstripping and bottom seal to provide proper insulation and protection.
Damage to garage door
Seller shall have a reputable garage door company repair or replace damaged garage door panels that are currently (cracked, dented, misaligned) 
Missing remotes
Seller shall deliver to Buyer at closing (x) garage door remotes, fully operational and programmed to the existing garage door motor.

Question 8

Windows & Doors

Accepted Answer

Windows:

General Window Repairs
Seller shall have a reputable window contractor repair or replace all (damaged, cracked, or inoperable) windows to ensure proper operation and weatherproofing.
Window Seal Failure
Seller shall have a reputable glass company replace windows with failed seals located in the (Add location) area. Total of (x) windows to be replaced.
Locks / Latches
Seller shall have a reputable window contractor repair or replace the missing or defective window locks and latches to ensure proper security.
Screens
Seller shall have a reputable window contractor repair or replace all missing or torn window screens.
Caulking / Weatherstripping
Seller shall re-caulk around windows located in the (add location) as needed to ensure energy efficiency and prevent water intrusion.

Doors:

General Repairs
Seller shall have a licensed contractor repair or replace (damaged, warped, or inoperable door) located in the (Add Location) to ensure proper function.
Exterior Doors / Weatherstripping
Seller shall have contractor/handyman repair or replace deteriorated weatherstripping and thresholds on all exterior doors to ensure proper seal and energy efficiency.
Locks / Hardware
Seller shall repair or replace (defective door locks, knobs, and handles) located in the (Add location) to ensure proper function and security.
Garage Entry Door Not Fire Rated (Door with windows or has a pet door)
Seller shall replace the garage entry door with a fire-rated door to ensure compliance with code.
Sliding Doors
Seller shall have a contractor repair or replace inoperable sliding glass doors located in the (Add Location) to ensure it works as intended.
Alignment / Adjustments
Seller shall have a contractor/handyman adjust and align door in the (Add Location) that currently does not properly (latch, close, or lock).

Question 9

Walls & Surfaces

Accepted Answer

OnDemand Realty recommends requesting a seller concession for wall and surface issues, as these items are typically cosmetic and often lead to disagreements between what a Seller considers satisfactory and what a Buyer expects.

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Drywall Cracks / Holes
Seller shall have a reputable drywall company and/or painter repair all drywall cracks, holes, and nail pops, and texture/paint repaired areas to match as closely as reasonably possible with existing surfaces.
Ceiling Cracks / Stains
Seller shall have a reputable drywall company and/or painter repair all ceiling cracks and stains, including remediation of the source of staining prior to cosmetic repair.
Paint Touch-Ups
Seller shall have a reputable painter touch up or repaint all repaired wall and ceiling areas to achieve a uniform appearance, color-matched as closely as reasonably possible.
Trim / Baseboards
Seller shall have contractor/handyman repair or replace all damaged, loose, or missing trim, baseboards, and moldings, and repaint to match adjacent surfaces.
Exterior Brick / Mortar Cracks
Seller shall have masonry contractor repair all exterior brick cracks and repoint mortar joints as necessary to restore a uniform appearance.
Flooring Surface Issues
Seller shall have a reputable flooring company repair or replace damaged sections of flooring in the (Add location) area and ensure repaired areas are level and consistent with existing flooring.
Countertop / Surface Chips
Seller shall have a countertop specialist repair or replace the (chipped, cracked, stained, damaged) countertops to restore a functional and uniform appearance.

Question 10

Structural

Accepted Answer

General Framing Repairs
Seller shall have a licensed contractor repair all damaged, deteriorated, or improperly installed framing members in the attic to ensure structural integrity.
Truss / Rafter Repairs
Seller shall have a licensed contractor repair or reinforce all cracked, split, or improperly cut trusses or rafters in accordance with industry standards.
Improper Modifications
Seller shall have a licensed contractor correct any improper alterations to structural framing members, including notching, drilling, or cutting, to restore compliance with code.
Sheathing / Decking
Seller shall have a licensed contractor repair or replace damaged roof sheathing/decking observed in the attic.
Major Structural Issues that do not include foundation issues (ie. Sagging roof, improper installation of beams, sheathing, etc. 
Seller shall engage a licensed structural engineer to evaluate attic framing deficiencies and provide a repair plan, and Seller shall cause a licensed contractor to complete all repairs in accordance with the engineer’s recommendations.

Question 11

Insulation

Accepted Answer

General Insulation Deficiencies
Seller shall have a reputable insulation contractor repair or replace all missing, damaged, or deteriorated insulation in the attic to meet current energy code standards.
Uneven / Compacted Insulation
Seller shall have a reputable insulation contractor add or redistribute insulation in the attic to achieve uniform coverage and consistent R-value.
Moisture-Damaged Insulation
Seller shall have a reputable insulation contractor remove and replace all insulation damaged by moisture or leaks, and ensure the underlying source of moisture is corrected prior to replacement.
Duct Insulation
Seller shall have a licensed HVAC company repair or replace deteriorated or missing duct insulation in the attic to ensure proper efficiency and prevent condensation.
Access Hatch / Door Insulation
Seller shall have a reputable contractor install insulation and weatherstripping on the attic access hatch/door to ensure proper seal.

Question 12

Pool

Accepted Answer

General Pool Repairs
Seller shall have a pool contractor inspect the pool and/or spa system and repair all deficiencies necessary to ensure proper operation.
Pool Pump / Motor
Seller shall have a pool contractor repair or replace the inoperable pool pump and/or motor to ensure proper circulation.
Filter System
Seller shall have a licensed pool contractor repair or replace the pool filter system to ensure proper filtration and operation.
Pool/Filter Cleaning
Seller shall have a pool contractor clean the pool and perform filter cleaning/servicing to ensure proper operation prior to closing.
Heater
Seller shall have a pool contractor repair or replace the inoperable pool/spa heater to ensure proper function.
Pool Lights
Seller shall have a pool contractor repair or replace non-operational pool lights to ensure safe and proper operation.
Leaks
Seller shall have a licensed pool contractor inspect the pool and/or spa for leaks, identify the source of any leaks, and perform all necessary repairs to restore the system to proper working condition. Contractor shall provide written documentation of findings and repairs completed.
Re-Plaster Pool
Seller shall have a licensed pool contractor replaster the entire pool prior to closing. Buyer shall have the right to select the plaster color from the contractor’s available options.
Pool Equipment Electrical
Seller shall have a licensed electrician or pool contractor repair or replace faulty electrical components associated with the pool equipment to ensure safe and proper operation.
Controller
Seller shall have a licensed pool contractor diagnose and repair or replace the inoperable pool controller to ensure the controller and all automatic components work as intended.

Question 13

Pest

Accepted Answer

General Treatment
Seller shall have a licensed pest control company treat the property for active pest infestations and provide Buyer with documentation findings and treatment.
Termites / Wood-Destroying Insects
Seller shall, at Seller’s expense, have a licensed pest control company inspect and treat the property for termites and/or other wood-destroying insects. Seller shall provide Buyer with documentation of the inspection and treatment. Seller to have contractor repair any and all areas to the property damaged by termites and/or other wood-destroying insects.
Rodents
Seller shall have a licensed pest control company inspect for and remedy any rodent activity, including sealing of entry points and removal of droppings.
Carpenter Ants
Seller shall have a licensed pest control company treat affected areas for carpenter ants and provide documentation of service.
Wasps / Bees / Nests
Seller shall have a licensed pest control company remove all active wasp nests, bee hives, or other stinging insect nests from the property.

Question 14

Sprinklers

Accepted Answer

General System Repairs
Seller shall have a licensed irrigation contractor inspect the sprinkler system and repair all deficiencies necessary to restore proper operation.
Broken / Missing Heads
Seller shall have a licensed irrigation contractor repair or replace all broken, missing, or improperly functioning sprinkler heads.
Coverage / Adjustments
Seller shall have a licensed irrigation contractor adjust sprinkler heads and zones to ensure proper coverage and prevent overspray onto structures, sidewalks, or driveways.
Valve / Zone Issues
Seller shall have a licensed irrigation contractor repair or replace defective valves, solenoids, or wiring to ensure all zones operate correctly.
Controller / Timer
Seller shall have a licensed irrigation contractor repair or replace the sprinkler system controller/timer and program it for proper operation.
Leaks / Broken Lines
Seller shall have a licensed irrigation contractor repair any broken or leaking irrigation lines and ensure proper water pressure throughout the system.
Backflow Prevention
Seller shall have a licensed irrigation contractor inspect, repair, or replace the backflow prevention device to ensure compliance with code.

Question 15

Grading and drainage

Accepted Answer

General Drainage Repairs
Seller shall have a reputable contractor/handyman correct grading and drainage deficiencies to ensure water flows away from the foundation and structure.
Negative Grading
Seller shall have a reputable contractor/handyman regrade soil around the structure where negative slope exists, establishing a positive slope away from the foundation in compliance with accepted building practices.
Standing Water
Seller shall have a reputable contractor correct areas of standing water by regrading, filling low spots, or installing proper drainage as necessary.
Gutters / Downspouts (Repair)
Seller shall have a reputable contractor repair gutters and downspouts to ensure proper water discharge away from the foundation.
Gutters / Downspouts (Cleaning)
Seller shall have a reputable contractor clean all gutters and downspouts to ensure proper water flow.
Splash Blocks / Extensions
Seller shall install splash blocks or downspout extensions where missing or inadequate to direct water away from the foundation.

Question 16

Misc.

Accepted Answer

Smoke / Carbon Monoxide Detectors
Seller shall have a licensed electrician replace all missing or non-operational smoke detectors and carbon monoxide detectors in compliance with current safety codes.
Attic Ventilation
Seller shall have a reputable contractor repair or replace attic ventilation components (soffit vents, ridge vents, turbines) to ensure proper airflow.
Appliances
Seller shall have a reputable appliance repair company repair or replace inoperable (add appliance) to ensure it is working as intended.
Fencing (Wood repairs)
Seller shall have a reputable fence company repair or replace damaged fencing and gates to restore proper condition and function.
Fencing (Latch repairs)
Seller shall have a reputable contractor repair or adjust all fence gates and latches to ensure proper alignment and operation.

Amendment Terminology

This should not be an end-all be-all on what to write. This is simply to guide you. Please ask your Broker if you need more specific terminology.

Negotiating a Seller concession? Check out our estimated price sheet here.