🧾 Flip the Switch on Repairs In Real Estate Purchases

How To Help a Seller on Repair Items: Making the Process Super Simple

Ask most agents what Addendum C to the CRSP-17 does, and they’ll say something like:

“Oh, that’s the inspection-and-cancel clause… it favors the buyer.”

But that’s only half the truth.
And if you’re a seller—or representing one—you should welcome this addendum when it's structured well.

Let’s break it down—and then flip the switch to see why it actually gives sellers more clarity, more control, and a cleaner path to closing.

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🧠 What Addendum C Actually Says

When used, Addendum C to the CRSP-17 contract modifies the standard repair obligations in a very specific way:

• The property is sold as-is, with no repair obligations by the seller.

• The buyer still has the right to inspect—but...

• The buyer alone must determine, at their sole discretion and expense, whether the condition is acceptable.

• If the buyer is not satisfied, they can unilaterally cancel within the inspection period.

And here's the critical twist:
If the contract sets a repair limit (say $10,000), it’s the buyer—not the seller—who must evaluate and prove that the needed repairs exceed that limit. Only then can they walk. This should give comfort to a seller that has a well maintained and quality home.

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🔁 How This Flips the Burden of Performance

Under the standard CRSP-17 contract:

• 🧾 The seller must get estimates

• 🛠️ The seller must negotiate repairs

• 📆 The seller must stay inside timelines

• 📉 The seller is exposed to re-trade attempts, delays, and misunderstandings

But with Addendum C in place?

The seller says:

“Here’s the home. Inspect it. If there’s something you don’t like, you can cancel. But I’m not playing the repair game if you find like I believe the home to be in good shape. Set the dollar limit we are working within please”

That’s it. That is what is negotiated. What is the limit under which the buyer remains obligated to do the work or to accept the home? Clean, precise and unambiguous but still protects the buyer if something really unusual comes up and exceeds the limit. Otherwise we are closing this transaction.

The burden shifts entirely to the buyer—to inspect, estimate, justify, and make a decision within the deadline.

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🧱 Example: Why Smart Sellers Should Like This

Let’s say you’re selling a $2,000,000 home with an inspection limit set via Addendum C at $10,000.

Here’s why that’s a great setup for a seller:

1. No Seller Obligation to Repair
   You’re not fixing anything. The buyer either accepts the home or walks.

2. No Seller Obligation to Estimate
   You’re not calling roofers, electricians, or permit specialists. That’s the buyer’s job.

3. Clear, Enforceable Path to Closing
   The deal either moves forward as-is, or the buyer cancels during the inspection window. Again so long as there is proof or exceeding the limit.
   No renegotiation. No “he said, she said.”
   Just clarity, proof and reality.

4. You’re in Control of Exposure
   You know the max financial risk (in this case, $0 unless you later agree to a concession).
   You’re not playing in a gray zone of $90,000 in cumulative repairs like the standard CRSP setup.

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🔎 What It Means for the Buyer

Now to be clear: this can be a good deal structure for the right kind of buyer, too.

• They’re protected—they can walk for any reason during the inspection period if something really serious is found compared to the limit set.

• They can still try to renegotiate if they want, but the seller isn’t obligated to agree.

• They’re free to assess risk on their own terms.

But make no mistake: they’re doing all the work.
And unless they build a clear, provable case that repairs exceed the set limit (if one is even specified), they’re going forward with the property as-is.

That’s real leverage for a seller, but also balanced for a buyer that was counseled correctly to use Addendum C properly.

Used improperly, the seller’s agent is going to kick it back to you. How is it used improperly?

❌ Submitting vague or unitemized inspection reports
❌ Failing to attach documentation proving costs exceed the cap
❌ Assuming the seller must offer credits—nope

Give me a shout directly and we can discuss.

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⚖️ Final Thought: The Clarity of Addendum C

Used properly, Addendum C isn’t just a buyer’s escape hatch.
It’s a way to clarify the deal, protect the seller from endless back-and-forth, and make the buyer own their own diligence.

The best part?
No repair estimates. No re-inspections. No vague “negotiations” for the Seller (unless)

Just: here’s the house. Do your homework. Decide. (based on the limit we set)

And for a seller who’s priced right and prepared well?

📦 That’s the cleanest, lowest-risk path to closing on the table. Keep your house in order before you bring it to the market and see about asking for Addendum C if the buyer is seeking a price different than you expected. Maybe if they take the responsibility it is worth the true give and take of a bit for them and a bit for you.

If you’re not using this addendum the right way—or not using it at all—you’re leaving control on the table. Let’s fix that