Selling a home in Tampa’s ZIP Code 33606 can be an exciting opportunity—but once you’re under contract, the inspection period can bring a new round of questions and negotiations. One of the most common is: What happens when the buyer asks us to make repairs?
We’re Emeri and Joe Lewkowicz, and after more than 40 years of combined experience in Tampa real estate, we’ve helped sellers navigate just about every kind of inspection conversation. Our advice is simple: don’t panic, don’t automatically agree to everything, and don’t take a long inspection report personally.
Not Every Inspection Item Requires a Repair
A typical inspection report can contain dozens of observations, from minor cosmetic issues to significant concerns involving the roof, plumbing, electrical system, HVAC, windows, structure or water intrusion.
In 33606, this can be particularly important because the area includes a mix of older homes, historic properties, renovated residences and waterfront or near-water properties. Age, Florida’s climate, humidity and storm exposure can all influence a home's condition.
“An inspection report is a starting point for a conversation—not necessarily a repair checklist,” says Emeri.
We help sellers separate normal wear and tear and cosmetic items from issues that could affect safety, functionality, insurance, financing or the long-term value of the property.
Understand What Your Contract Actually Requires
This is one of the most important points for sellers: your obligations depend on the contract you signed.
Florida residential contracts contain specific provisions governing inspections, repairs, deadlines and maintenance. Depending on the contract and negotiated terms, a buyer may have the ability to inspect the property and request that certain items be repaired or addressed.
That means sellers should never assume that every buyer request is automatically something they are legally required to fix—or, conversely, that they can simply ignore a request.
We always encourage our clients to review the exact contract language, understand the inspection deadline and work closely with their real estate professional and attorney when legal interpretation is needed.
Focus on the Issues That Matter
When a buyer presents a long list of requested repairs, we recommend prioritizing.
For example, a leaking roof, significant plumbing problem, electrical safety issue or active water intrusion deserves a very different conversation than a scratched floor, minor drywall crack or aging fixture.
Joe explains it this way: “Our job is to help sellers understand where it makes sense to spend money and where it may be smarter to negotiate.”
Sometimes the best solution is to make the repair. Sometimes a seller may offer a credit or negotiate another concession, depending on the contract and circumstances. In other situations, the seller may reasonably decline.
Get Professional Estimates
If a buyer requests a major repair, don't guess at the cost.
Bring in an appropriately qualified and licensed professional when necessary and get documentation of the proposed work. This gives everyone a clearer understanding of the issue and helps prevent a small inspection concern from turning into a much larger negotiation.
Florida Realtors' standard contract language also addresses repair standards and calls for required repairs to be completed in a good and workmanlike manner by an appropriately licensed person.
Don't Let Emotions Drive the Negotiation
This is where experience really matters.
After investing years of time, money and memories into a home, it can be frustrating to receive a buyer's repair request. But sellers should try to view the situation objectively.
The goal isn't to "win" every repair negotiation. The goal is to protect your net proceeds while keeping a qualified buyer moving toward closing.
With more than four decades of combined Tampa real estate experience, Emeri and Joe Lewkowicz know how to evaluate the bigger picture: the property's condition, the buyer's concerns, the current market, the strength of the contract and the potential consequences of walking away from a deal.
For sellers in ZIP Code 33606, preparation and perspective can make all the difference. Before listing, consider addressing obvious maintenance issues and, when appropriate, obtaining a pre-listing inspection. Knowing about potential problems before the buyer does gives you more time—and often more negotiating power.
Our advice? Don't fear the inspection process. Manage it strategically. With the right guidance, buyer repair requests don't have to derail your sale—they can simply become another step toward a successful closing.
— Emeri & Joe Lewkowicz, The Lewkowicz Group
