In short: In Virginia, sellers are generally not legally required to make repairs after a home inspection. Virginia follows a "buyer beware" approach, and repairs are negotiated through the contract. However, VA and FHA loans have minimum property requirements, so some repairs may be needed for the buyer's loan to close. VA loans in Virginia also require a wood-destroying insect (termite) inspection. Sellers must give buyers the state's residential property disclosure statement.
The home inspection is where many deals get renegotiated. Knowing what you're actually required to fix, and what's just a request, helps you stay calm and negotiate well.
Virginia is a "buyer beware" state
Under the Virginia Residential Property Disclosure Act, sellers provide a disclosure statement that tells buyers to do their own due diligence. In general, the law does not require sellers to fix items found during an inspection. Whether repairs happen is up to the contract and the negotiation.
One update to know about: a new version of the disclosure law takes effect January 1, 2027, and adds a required notice about land-use assessment and possible rollback taxes.
When repairs may be required anyway
- VA loans: The home must meet VA minimum property requirements. In Virginia, VA also requires a wood-destroying insect inspection statewide. Problems found may need to be fixed before closing.
- FHA loans: The appraisal can call for repairs to safety, security, or soundness issues.
- Your contract: If you agreed to certain repairs or inspections, you're bound by that.
- Local codes and HOA rules can also apply.
What buyers commonly ask for
| Usually worth addressing | Often negotiable or declined |
|---|---|
| Roof leaks and active water intrusion | Cosmetic items like paint or worn carpet |
| Electrical safety issues | Older but working appliances |
| HVAC not working | Minor caulking and grading |
| Termite damage or active infestation | Upgrades the home never had |
| Plumbing leaks | Items disclosed before the offer |
Your options when a repair request comes in
- Make the repair with a licensed contractor and keep receipts.
- Offer a credit at closing instead, if the buyer's loan allows it.
- Lower the price.
- Decline, knowing the buyer may walk away during the inspection period.
How to avoid inspection surprises
- Consider a pre-listing inspection, especially on older homes.
- Fix obvious safety items before listing.
- Have service records ready for the roof, HVAC, and water heater.
- Get a termite inspection early if you expect VA buyers.
Need help with a repair request?
We help sellers decide what's worth fixing and what to push back on. Learn more on our sellers page or see what it costs to sell a house in Virginia.
Sources: Code of Virginia § 55.1-703 (Residential Property Disclosure Act); VA Home Loans: Local requirements (wood-destroying insects). Figures are for general information and can change; contact us for advice on your specific situation.
Frequently asked questions
Generally, no. Virginia follows a buyer beware approach, and repairs are negotiated through the contract. But VA and FHA loans have property requirements that may make certain repairs necessary before the buyer's loan can close.
It is not required for every sale, but VA loans require a wood-destroying insect inspection on homes throughout Virginia. Many buyers request one regardless of loan type.
Starting January 1, 2027, the residential property disclosure statement must include a notice about land-use plans that may allow use-value assessment, and the possibility of rollback taxes if a qualifying property's use changes.
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