An agent does not need a contractor who is cheapest on paper. They need one who answers the phone during the inspection period, prices items so they can be negotiated, shows up on the date promised, and produces proof that holds up when the buyer's agent asks. That is the job this page describes.
Two kinds of work, two different clocks
Pre-listing repairs
Before a house goes on the market there is time to do things properly, and the goal is fewer surprises on the buyer's inspection. The work that usually earns its keep is unglamorous: fixing soft trim and fascia, patching and painting scuffed walls in neutral colors, making every door latch and every window open, adding missing GFCI protection in kitchens and baths through a licensed electrician where required, tightening loose handrails, clearing gutters, and pressure washing the driveway and walks before listing photos. Sellers rarely get their money back on a full kitchen remodel before a sale, and we will say so if asked.
Inspection repair requests
Once a buyer's inspection comes back, the clock is the contract. Repair requests in Alabama are negotiated between the parties under the terms of the purchase agreement, so the seller needs real numbers quickly to decide what to fix, what to credit, and what to refuse. We turn an inspection list into item-by-item prices, usually after a short site visit, because pricing a list blind is how surprise change orders happen two days before closing.
What a typical inspection list looks like, and who does what
| Common item | Who usually handles it |
|---|---|
| Wood rot at fascia, trim, door jambs or window sills | Us: replace rotted sections, prime all sides, caulk and paint |
| Drywall cracks, nail pops, water stains (once dry) | Us: patch, stain-block, texture-match and paint |
| Doors that rub or will not latch; damaged screens | Us |
| Missing or loose handrails, damaged deck boards or steps | Us |
| Missing GFCI protection, open junction boxes, double-tapped breakers | A licensed electrician; we coordinate when it is part of a larger list |
| Active plumbing leaks, water heater venting or relief-valve issues | A licensed plumber |
| Foundation movement, sagging framing, significant cracks | A structural engineer evaluates first; repairs follow the engineer's letter |
| Roof covering defects | We will tell you what is in our scope before quoting; some roof work goes to a roofing specialist |
We put this in writing because a repair done by the wrong trade is a repair that gets re-inspected and rejected. If an item is outside our scope, we say so and point you to the right specialist instead of stretching.
How we work with agents
- You send the list and the date. The inspection report or the agreed repair items, the property address, access instructions, and the date repairs must be complete.
- We price each item. Line items, not a lump sum, so the seller can choose and so credits can be negotiated against real numbers.
- The seller authorizes in writing. They sign a short work authorization listing exactly which items are approved.
- We schedule around showings. Visits are confirmed in advance through you or the showing service.
- Proof of completion. Before-and-after photos of every item, and an itemized invoice that matches the repair request wording, so the buyer's agent can check line against line.
Why item-level pricing matters in a negotiation
A lump sum of "repairs: one price" gives the seller nothing to negotiate with. Line items let them fix what is cheap and visible, credit what is expensive, and push back on what is really a maintenance item. They also give the buyer's side confidence that each repair was actually done, because the invoice and the photos line up with the request one to one.
Working the inspection period clock
Repair windows are short, and most slippage comes from sequencing rather than the repairs themselves. The order that keeps closings on track:
- Price in the first days. The seller cannot respond to a repair request without numbers. Send us the report the day it arrives.
- Book specialists first. Licensed electricians, plumbers and HVAC technicians have the least flexible calendars, so their items get scheduled before the carpentry and paint.
- Order parts on approval. Specific windows, doors or fixtures can take longer than the repair window. If something cannot arrive in time, you need to know early enough to negotiate a credit instead.
- Leave a buffer before the final walkthrough. Plan for repairs to finish a few days before the buyer's walkthrough or re-inspection, so a missed detail can be fixed without moving the closing.
- Keep the paper together. Photos, invoices and any specialist receipts go to the listing agent in one package.
Honest limits
We are not home inspectors and do not issue re-inspection reports. We do not certify that a house meets code; permitted work is inspected by the local building department. We will not cover up a defect so it passes a walkthrough. If we find something during the work that the seller should disclose, we tell the seller and the listing agent. That protects everyone at closing, including us.
License numbers and a certificate of insurance are available on request; check any Alabama contractor's license on the state licensing portals before work starts, ours included.