Negotiating repairs in Dallas right now is definitely tougher than it used to be, but it’s not impossible. I’ve seen clients get credits or minor fixes, especially if the inspection uncovers something that’s hard to ignore—think foundation issues or major HVAC problems. Sellers know those can scare off future buyers too.
Your approach makes a lot of sense, especially budgeting for your own inspection. Skipping that step just to “win” a bidding war can backfire big time. I’ve run the numbers for people who waived contingencies and then got hit with $20k+ in surprise repairs... that’s a rough way to start homeownership.
One thing I’d add: even if sellers push back on repairs, you can sometimes negotiate a price reduction or closing cost credit instead. It’s not always about getting them to fix things before closing—sometimes it’s just about offsetting your risk.
At the end of the day, protecting your investment matters more than moving fast. The market’s hot, but you’re the one living with the consequences if something big gets missed.
Honestly, I’ve seen buyers get burned by skipping inspections just to “win” the house—then they’re stuck with a busted AC in August. Not fun. I always tell folks, even if you can’t get the seller to fix stuff, a price drop or credit can soften the blow. Dallas homes aren’t cheap, but neither are surprise repairs. Sometimes you gotta play hardball, even in a hot market.
Had a client last year who thought waiving the inspection would make their offer stand out. They got the house, sure, but two weeks in, the water heater went out and there was a slow leak under the kitchen sink nobody caught. Ended up costing way more than they’d budgeted. I get wanting to be competitive, but skipping inspections is just rolling the dice. Sometimes you can negotiate a credit or price cut even if the seller won’t fix anything—worth pushing for, especially with how pricey Dallas repairs can get.
I refinanced my place in Dallas last fall and went through a pretty deep inspection, even though I wasn’t technically required to since I already owned. Honestly, it was eye-opening how much can go unnoticed, even if you’ve lived somewhere for years. The inspector found a minor foundation shift and some early-stage roof damage—nothing catastrophic, but both would’ve been expensive headaches down the line.
I get the pressure to waive inspections in this market, but skipping them just seems risky. Like you said:
That’s spot on. Even if you’re trying to be competitive, there are ways to keep your offer strong without giving up that safety net. Sometimes I think people underestimate how quickly those “little” repairs add up, especially with labor costs around here.“skipping inspections is just rolling the dice.”
If you’re budgeting tight or stretching for that dream house, an inspection is probably the best money you’ll spend. At least then you know what you’re walking into... or what you might want to walk away from.
I get where you’re coming from—nobody wants to end up with a money pit, especially in Dallas where “foundation issues” are basically a rite of passage. But I’ll play devil’s advocate for a second: sometimes, waiving the inspection is the only way to even get your foot in the door, especially if you’re up against ten other offers and the seller’s got that wild-eyed look like they just want it done yesterday.
I know, I know... risky. But if you’ve got a solid emergency fund and you’re handy (or have a cousin who owes you a favor), it can work out. My buddy did this last year—skipped the inspection, got the house, and yeah, he found some weird stuff later (like a bathroom fan venting straight into the attic—classic). But he saved enough on his offer to cover those repairs and then some.
Not saying it’s for everyone. If your budget’s tight or you’re not into DIY surprises, then yeah, pay for the inspection and sleep better at night. But sometimes rolling the dice is how you land something in this market. Just gotta know your limits... and maybe keep a little “oops” fund on standby.
