🚨 Agent Did WHAT?!
“The Buyer Asked for a Repair…But Expected a Full Replacement”
🚀 The Scenario
During the inspection period, the buyer submitted a repair request using SCR Form 525.
One of the items read:
“Repair HVAC system not functioning properly.”
The seller agreed.
No additional clarification. No further detail. Fast forward to closing week…
A licensed HVAC technician serviced the unit, replaced a component, and got the system fully operational.
Everything was working.
At the final walk-through, the buyer was furious.
They told their agent:
“We expected a brand-new HVAC system…not a repair.”
The buyer now wanted a full replacement or a credit and threatened to delay closing.
The seller refused, stating the system had been repaired and was functioning properly.
Now both sides were locked in a standoff days before closing.
🧠 Broker Guidance
This situation comes down to one thing:
Language controls the outcome.
Under SCR Form 525 and the NEW SCR 310 (03/2026) contract, when a buyer requests a repair, the seller’s obligation is to:
- address the issue
- correct the defect
- restore functionality
It does not automatically mean replacement.
If the buyer intended for the system to be replaced, the agreement needed to clearly state:
- “Replace HVAC system”
or - “If unable to repair, replace system”
Without that language, the seller fulfilled their obligation by repairing the system in a workmanlike manner.
This is one of the most common breakdowns in repair negotiations…
buyers assume replacement, while the contract only requires repair.
✅ What Agents Should Do
Agents must slow this process down and get specific.
When drafting repair requests:
✔ clearly define repair vs replace
✔ include contingency language if needed
✔ avoid vague phrases like “fix” or “address”
✔ think through the outcome before submitting
Before agreement is signed, ask:
👉 “If this is repaired and working, will my buyer be satisfied?”
If the answer is no…you don’t have the right language yet.
