You’ve negotiated repairs after the home inspection. The seller agreed to fix the leaky roof, replace the faulty water heater, and address the electrical issues. Now it’s days before closing, and the work isn’t done. Or the seller is backing out of the agreement entirely. This happens more often than you’d think. It can derail an otherwise smooth transaction, and it’s incredibly frustrating when you’ve already invested time, money, and emotional energy into buying this home.
Most California real estate contracts include a section addressing repairs. The agreement typically specifies which repairs the seller will complete, the timeline for completion, and what happens if the work isn’t done, but the key is the language used. Some agreements state the seller “agrees to repair” specific items. Others say the seller “will provide a credit” at closing. That distinction matters because it affects your legal remedies. If the contract says repairs will be completed, that’s a binding obligation. The seller can’t simply change their mind without consequences. An Irvine real estate lawyer can review your specific agreement to determine what enforcement options you have.
California law gives buyers several paths forward when sellers breach repair agreements. The right choice depends on your timeline, budget, and how badly you want the property.
You can refuse to close until the repairs are done. Simple as that. This approach works if you’ve got flexibility with your move-in date and the seller is motivated to complete the sale. Document everything in writing and notify the seller’s agent immediately about the breach.
Some buyers accept a monetary credit at closing instead of completed repairs. If you go this route, the credit should cover the full cost of hiring contractors yourself, plus a buffer for unexpected issues. Don’t just agree to a number the seller throws out. Get written estimates from licensed contractors before accepting any amount.
If the seller refuses to complete agreed repairs or provide adequate credit, you can file a lawsuit for specific performance. This legal action asks the court to force the seller to honor the contract terms. However, litigation takes time and money. It’s usually a last resort.
California allows buyers to cancel the transaction if the seller materially breaches the contract. Refusing to complete agreed-upon repairs typically qualifies as a material breach. You’re entitled to receive your entire deposit back, along with any costs you incurred for inspections or appraisals.
Strong documentation protects your position. Save all emails, text messages, and written communications about the repairs. Take photos of the issues identified during inspection. Get written estimates from contractors showing the cost to fix each problem. If the seller claims repairs are complete but you disagree with the quality, hire an inspector to document the deficiencies. This evidence becomes valuable if you need to negotiate or pursue legal action.
Sometimes sellers have legitimate reasons for not completing repairs. The contractor they hired might have delayed the work. They might lack the funds to complete everything agreed upon. Understanding their situation can help you negotiate a solution. Other times, sellers simply hope you’ll close anyway to avoid losing the property. They’re betting you won’t walk away after investing time and money into the transaction. Don’t let this pressure force you into accepting substandard work or inadequate compensation. You’ve got rights, and you should exercise them. Contact an Irvine real estate lawyer to learn your rights.
California real estate contracts include specific deadlines for completing repairs and removing contingencies. Missing these deadlines can affect your rights in significant ways. If the repair deadline passes and work isn’t done, you need to act quickly. Send a written notice to the seller immediately. State clearly that they’ve breached the agreement and specify your demands. Give them a reasonable deadline to respond, usually 48 to 72 hours. Don’t remove your contingencies until you’re satisfied the repair issues are resolved. Once contingencies are removed, you lose significant leverage. You may even forfeit your deposit if you cancel.
Disputes over repair obligations can become complicated fast. Katje Law Group handles these situations regularly and understands how California contract law applies to residential real estate transactions. We can review your purchase agreement, advise you on the strength of your position, and negotiate with the seller’s attorney if needed. Sometimes, a letter from legal counsel is enough to get sellers to honor their obligations. Sometimes it isn’t, but at least you’ll know where you stand. If you’re facing a seller who won’t complete agreed-upon repairs, don’t try to handle this alone. Contact us today.
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Ms. Katje earned her Juris Doctorate at California Western School of Law, San Diego, California, graduated Cum Laude and was a Dean’s Honor List recipient. She was also a recipient of the American Jurisprudence Award in Contracts I and Contracts II. Ms. Katje was a member of the Law Review and International Law Journal at California Western School Law, where she was an Associate Editor.
