Calculator
Seller Credit Calculator
Add up the inspection items you want fixed, set how much you think the seller will accept, and get a starting dollar amount to put on the table.
A planning tool. Not contractor quotes, not legal advice — just a clean starting point for the conversation.
Your repair items
Add each item the inspector flagged that you want addressed. Costs are your best guess — get real quotes when you can.
Rough planning bands based on common agent rules of thumb; actual local outcomes vary widely. Balanced market often lands around 60–75%. Strong buyer's market: 80–100%. Hot seller's market with multiple offers: 30–50%.
Estimates — not contractor quotes or negotiated outcomes. Use as a starting point for the conversation with your agent.
Total estimated repairs
$0
Estimated credit at this acceptance level
$0
Suggested opening ask
$0
about 10% above your total — leaves room to negotiate
These are planning estimates, not contractor quotes or negotiated outcomes. Real estate agents typically suggest opening about 10% above your real target to leave room to negotiate. WIT's AI-generated estimates and guidance are decision aids — they are not a substitute for licensed contractors, attorneys, or your real estate agent.
How this works
A seller credit is money the seller gives you at closing to cover repairs or other concessions. It's usually applied to your closing costs, which lowers the cash you bring to the table. The math is straightforward — but the strategy isn't.
We start with the total estimated repairs — the sum of every line you added above. From there:
- Estimated credit at this acceptance level is the total times your acceptance assumption. In a balanced market most agents will tell you to expect somewhere between 60% and 75% of the asks you bring — though outcomes vary widely by market, listing, and seller motivation.
- Suggested opening ask is the total bumped up about 10%. Open higher than what you actually want — it leaves you room to come down without giving up the items that matter.
Credit vs. repair — which to ask for
For most buyers, a credit beats a repair. You pick the contractor, you control the timeline, you decide on materials. The seller's incentive is the opposite — get a warm body in, get the work signed off, get to closing. Their idea of "fixed" is rarely yours.
Repairs make sense in three situations:
- Lender requirements— peeling paint on an FHA/VA loan, missing handrails, broken windows. The deal can't close until these are fixed.
- Move-in blockers— no heat in winter, active roof leak, no working bathroom. You can't live with the house in its current state on day one.
- Specialized work the seller can verify cheaper— a seller who has the original mason or electrician's number can sometimes get a job done for half what you'd pay a stranger.
Everything else — credit.
How these conversations go
Illustrative examples — composite scenarios, not specific client cases.
The $4,200 ask. Roof reaching end of life ($3,200), water heater ~20 years old ($1,500), GFCIs missing in three baths ($300). Opening ask: $5,500. Settled at $3,800. Buyer got a new roof on her timeline with a contractor she trusted.
The mixed bag. Furnace failing safety test ($4,500), exterior paint ($2,800), gutter replacement ($1,200). Buyer asked for the furnace as a repair (lender required it anyway, no heat = no occupancy permit), and took the paint + gutters as a credit. Cleanest path through a complicated inspection.
When to walk.Foundation, an undisclosed addition built without permits, and signs of past flooding the seller swore weren't there. The math said $40k+. The buyer used the inspection contingency to back out. That's what the contingency is for.
Don't want to type each item by hand?
Upload your full inspection PDF to WIT. Every finding gets its own cost estimate, its own status, and a complete negotiation letter at the end — all in your control, with sources you can cite. One analysis is $29.95.
Analyze my inspection report — $29.95Frequently asked questions
How much should I ask the seller for after a home inspection?
Add up the cost of every repair you want addressed, then ask for roughly 70% of that as a credit in a balanced market. Open about 10% higher than your real target to leave negotiation room.
Is it better to ask for a credit or for the seller to make the repair?
A credit is usually better for the buyer. You control the contractor, the timeline, and the quality of work. Sellers tend to hire the cheapest fix to get to closing.
Can the seller refuse?
Yes. They can accept, counter, or refuse entirely. If you have a valid inspection contingency and the contract allows, you can withdraw and recover your earnest money. Read your contract closely — contingency rules vary by state.
Do lenders cap seller credits?
Yes. Most loan programs cap seller-paid concessions at 3-6% of the purchase price depending on the loan type and your down payment. Talk to your lender before asking for a credit that exceeds the cap — anything above it has to be negotiated as a price reduction instead.