What Closing Repairs Are and Who Pays for Them in South Carolina

Closing repairs are fixes the seller agrees to make before handing over the keys, usually discovered during the home inspection

When you buy a house in South Carolina, a professional inspector walks through and documents problems—loose railings, water stains, broken HVAC systems, foundation cracks. The inspection report becomes the starting point for negotiation. If the seller agrees to fix some of those problems before closing, those are closing repairs. The seller can choose to make the repairs themselves, hire a contractor, or offer you a credit at closing so you handle it after you own the house.

Closing repairs are different from repairs the seller was already required to disclose. South Carolina law requires sellers to give you a Property Condition Disclosure Statement before you make an offer—that document lists known defects. Closing repairs come after you've made an offer and had an inspection, and they're part of the back-and-forth negotiation between buyer and seller.

Who pays depends entirely on what you and the seller agree to in writing. There's no state rule that forces either party to repair anything. The inspection gives you leverage to ask; the seller decides whether to fix it, credit you, or walk away from the deal.

Key Takeaways

• Closing repairs are fixes the seller agrees to make (or credit you for) after your home inspection, and they're negotiated as part of your purchase contract.
• South Carolina requires sellers to disclose known defects on a Property Condition Disclosure Statement before you make an offer, separate from closing repairs.
• The inspection report is your tool to request repairs, but the seller can refuse, offer a credit instead, or negotiate which repairs they'll actually do.
• Repairs must be completed and verified before closing, or the deal can be delayed until they're done or the credit is applied at the closing table.
• You can hire your own inspector to verify that closing repairs were done correctly before you take ownership.

How closing repairs fit into the South Carolina purchase timeline

The inspection typically happens 7 to 10 days after your offer is accepted. Once you get the report, you have a window—usually 3 to 5 days—to ask the seller for repairs or credits. This request is called a repair request or repair addendum, and it becomes part of your contract.

The seller then has a few days to respond: they can agree to all repairs, some repairs, offer a credit instead, or refuse. If you can't agree, you can renegotiate, walk away, or move forward without the repairs. Once you both sign off on which repairs will happen, the seller has until closing day to complete them.

Your real estate agent or attorney will put the repair agreement in writing so there's no confusion at closing. The title company or closing attorney will often ask for proof—receipts, contractor invoices, or photos—that the work was done.

What counts as a closing repair versus a pre-existing defect

A closing repair is something discovered during your inspection that the seller agrees to fix before closing. A pre-existing defect is something the seller already knew about and disclosed on the Property Condition Disclosure Statement. The distinction matters because you can't usually go back and demand repairs for defects you already knew about when you signed the contract.

If the inspection finds something the seller didn't disclose, you have grounds to ask for a repair or credit. If the seller disclosed it and you bought the house anyway, that's on you. South Carolina law assumes you had the chance to inspect and negotiate based on the disclosure.

Some repairs fall into a gray area—the seller may not have known about a problem, or the problem may have gotten worse between the disclosure and the inspection. Your inspector's report and your real estate agent can help you figure out what's reasonable to request.

Repair credits versus actual repairs: which option is better

A repair credit means the seller gives you money at closing instead of doing the work themselves. The amount is usually based on contractor estimates for the repair. You then hire someone to fix it after you own the house.

Repair credits are faster for the seller and give you control over who does the work. But they also mean you're responsible if the repair costs more than the credit, and you have to manage the contractor yourself. Some lenders won't close on a house with major repairs still pending, so a credit can actually speed up closing.

Having the seller do the repairs before closing means you move in with the work already done. The downside is you don't control the quality or the contractor, and if the work is shoddy, you may have limited recourse after closing. You can hire your own inspector to verify the repairs before you take ownership, which costs a few hundred dollars but protects you.

What happens if the seller doesn't complete closing repairs

If closing day arrives and the repairs aren't done, your closing attorney or title company will typically hold money in escrow—a separate account—until the work is finished. The amount held is usually the repair estimate or the credit amount you agreed to. Once the seller provides proof the repairs are done, the money is released.

If the seller refuses to complete the repairs or provide proof, closing can be delayed. You have the right to walk away from the deal if the repairs weren't done as promised, though you may lose your earnest money deposit depending on your contract language. Your real estate agent or attorney can advise you on your options if this happens.

In rare cases, a seller will complete repairs poorly or incompletely. If you discover this after closing, you may have a claim against the seller's homeowner's insurance or the title company's errors and omissions policy, but this is complicated and expensive. Hiring an inspector to verify repairs before closing is the best protection.

Common closing repairs in South Carolina homes

Older homes in South Carolina often need roof repairs—missing shingles, leaks, or structural damage are common in humid climates. HVAC systems (heating and air conditioning) are another frequent repair, especially in homes over 10 years old. Water damage, mold, and foundation issues show up regularly in inspection reports, particularly in coastal areas and homes near water.

Electrical problems—outdated panels, missing outlets, faulty wiring—are common in homes built before the 1980s. Plumbing repairs, especially in older homes with galvanized pipes, also come up often. Structural issues like rotting wood, termite damage, or settling are serious repairs that sellers sometimes negotiate heavily on.

Cosmetic issues—paint, flooring, appliances—are less likely to be negotiated as closing repairs unless they're part of a larger problem. Most buyers and sellers focus on safety and structural issues that affect the home's value and livability.

Your role in verifying closing repairs before you take ownership

You have the right to do a final walkthrough of the house 24 hours before closing. This is your chance to confirm that agreed-upon repairs were actually completed. Bring your inspection report and check off each repair. Take photos or videos if something looks incomplete or poorly done.

If you spot a problem, tell your real estate agent or attorney immediately. They can contact the seller's agent and ask for proof of completion or delay closing until the issue is resolved. Don't sign closing documents if you're not satisfied with the repairs.

For major repairs like roof or foundation work, you can hire a licensed inspector to verify the work meets code and was done properly. This costs $300 to $500 but is worth it for expensive repairs. Some sellers will agree to this as part of the repair agreement.

Frequently Asked Questions

Can I ask for repairs on things that weren't in the inspection report?

No. Your repair request must be based on the inspection report you received. If something wasn't found during the inspection, you can't ask for it as a closing repair. You can always ask the seller to disclose additional problems, but they're not required to fix them.

What if I find a major problem after closing?

Once you close, the house is yours as-is. South Carolina law includes a "caveat emptor" (buyer beware) principle, meaning you're responsible for inspecting before you buy. However, if the seller actively hid a defect or lied about it, you may have a legal claim. Talk to a real estate attorney about your options.

Does the seller have to use a licensed contractor for closing repairs?

No. The seller can hire anyone they want or do the work themselves. You can request that repairs be done by a licensed contractor as part of your repair agreement, and some sellers will agree. If you're concerned about quality, ask for proof of licensing or hire an inspector to verify the work.

Can I negotiate closing repairs after I've already made an offer?

Yes. The repair request comes after the inspection, which is after your offer is accepted. This is the standard time to negotiate repairs. If you and the seller can't agree, you can renegotiate, ask for a credit instead, or walk away from the deal.

Who pays for the final walkthrough inspection to verify repairs?

You do. The final walkthrough is your responsibility, and it's free—you just look around. If you want a professional inspector to verify major repairs, you hire and pay them. This usually costs $300 to $500 depending on the scope of work being verified.