By The Dirk Hmura Team
Getting through the inspection period is one thing. Knowing what to do with the report when it lands in your inbox is another. Most buyers feel the same mix of concern, confusion about what is serious, and uncertainty about how hard to push. We help buyers navigate this process on nearly every transaction we handle in Southwest Portland, and the approach that works is consistent — strategic, specific, and grounded in how Oregon's process actually functions.
Key Takeaways
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Oregon's inspection period is ten business days — negotiations must be completed, not just started, within that window
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Buyers can request repairs, a closing cost credit, or a price reduction — each option serves different situations
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Not all inspection findings are worth negotiating — focusing on the right ones is what protects the deal
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Contractor estimates before submitting your request significantly strengthen your position
How Oregon's Repair Negotiation Process Works
In Oregon, the OREF Sale Agreement gives buyers ten business days not just to complete inspections but to complete negotiations with the seller. That distinction matters. The deadline is not when you submit your request — it is when agreement must be reached, or the buyer must give written notice of disapproval. If neither happens by 5:00 pm on the last business day, the contingency is waived and the buyer proceeds in as-is condition.
This means buyers need to move quickly. Getting your general inspector and sewer scope scheduled in the first two to three days is not being aggressive — it is leaving yourself enough time to review findings, get repair estimates, and submit a request with time for the seller to respond before the deadline.
This means buyers need to move quickly. Getting your general inspector and sewer scope scheduled in the first two to three days is not being aggressive — it is leaving yourself enough time to review findings, get repair estimates, and submit a request with time for the seller to respond before the deadline.
How to Use Your Time in the Inspection Period
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Schedule your general inspection within 24 to 48 hours of contract acceptance
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Order a sewer scope at the same time — root intrusion from mature trees is common in established SW Portland neighborhoods like Bridlemile, Raleigh Hills, and Portland Heights
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If the report flags specific concerns, bring in a specialist for an estimate before submitting your repair addendum — specificity strengthens your position
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Request a written extension before the deadline if negotiations are still active — never assume one will be granted after the fact
What to Negotiate and What to Let Go
The most common mistake buyers make is treating the inspection report as a checklist and asking for everything. This signals inexperience, frustrates sellers, and can collapse deals over items that would cost a few hundred dollars to fix after closing.
Safety and structural issues — failing electrical panels, active roof leaks, foundation concerns, active water intrusion — are the non-negotiable territory. These affect livability, lender approval, and future resale, and sellers generally understand that. Code violations and unpermitted work can complicate insurance and financing. Major systems near end of life — a furnace or water heater showing signs of failure — are legitimate to negotiate even if functioning, because the buyer absorbs the replacement cost.
Cosmetic issues, minor deferred maintenance, and items the buyer plans to update anyway are not worth the negotiating capital.
Safety and structural issues — failing electrical panels, active roof leaks, foundation concerns, active water intrusion — are the non-negotiable territory. These affect livability, lender approval, and future resale, and sellers generally understand that. Code violations and unpermitted work can complicate insurance and financing. Major systems near end of life — a furnace or water heater showing signs of failure — are legitimate to negotiate even if functioning, because the buyer absorbs the replacement cost.
Cosmetic issues, minor deferred maintenance, and items the buyer plans to update anyway are not worth the negotiating capital.
What Is Worth Negotiating After Inspection
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Safety issues: failing electrical panels, active water intrusion, structural concerns — address before closing or reflect in the price
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Major system age: HVAC, water heater, and roof near end of useful life — a credit is often more practical than asking for replacement
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Code violations and unpermitted work: affect insurability and future resale — worth naming specifically
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Sewer lateral issues: common in older Portland neighborhoods — repair costs vary enough that a specialist estimate is essential before negotiating
Repairs, Credits, or Price Reduction
Once you know what to address, you have three options. Asking the seller to make repairs before closing is the least preferred path — sellers have limited incentive to complete work to a buyer's standard, and you cannot verify quality until after the fact.
A closing cost credit reduces your out-of-pocket expenses at closing and lets you choose your own contractor. This is typically the most practical option for significant repairs. A price reduction lowers your loan amount but does not provide cash at closing — better for buyers with reserves who want a lower mortgage. If you are financing, your lender must approve any credit, so having estimates in hand matters.
A closing cost credit reduces your out-of-pocket expenses at closing and lets you choose your own contractor. This is typically the most practical option for significant repairs. A price reduction lowers your loan amount but does not provide cash at closing — better for buyers with reserves who want a lower mortgage. If you are financing, your lender must approve any credit, so having estimates in hand matters.
How to Frame Your Request Effectively
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Lead with the highest-priority items — safety concerns and major system issues first
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Include contractor estimates for significant repairs — specificity makes requests harder to dismiss
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Keep the language factual — a repair addendum is not the place for frustration
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Be prepared for a partial counteroffer — flexibility usually produces better outcomes than holding firm
Frequently Asked Questions
What if the seller refuses to negotiate at all?
You still have options. If no agreement is reached before the deadline, you can give written notice of unconditional disapproval and exit the transaction, recovering your earnest money. Your decision should come down to whether the unaddressed issues change your view of the property's value at the agreed price.
Is it common for sellers in Portland to offer credits rather than make repairs?
Yes — credits have become the more common outcome in most Portland transactions. Sellers prefer them because they are faster and simpler, and buyers generally prefer them because they control the work. The negotiation is usually about the credit amount, not the format.
Can we negotiate again after the inspection period closes?
Not under the inspection contingency. Once the period closes or is waived, that avenue is done. If new information surfaces through title review or another contingency, there may be other grounds to revisit terms — but the inspection contingency itself cannot be reinstated.
Work With The Dirk Hmura Team on Your Portland Purchase
The inspection period is where transactions are protected or lost, and having experienced representation makes a concrete difference. We know the Portland market, we know what findings are worth pushing on, and we know how to submit a repair request that sellers take seriously.
Reach out to us, The Dirk Hmura Team, and let us help you close with confidence.
Reach out to us, The Dirk Hmura Team, and let us help you close with confidence.