What Can You Negotiate When Buying a Home Besides the Price?

When you're buying a home, the purchase price is usually the first thing that comes to mind when you think about negotiations. But the price isn't the only part of a real estate transaction that can be discussed.

Depending on the property, the seller's circumstances, and the current market, you may be able to negotiate closing costs, repairs, appliances, the closing date, and even certain expenses associated with moving into your new home.

Understanding what you can negotiate when buying a home can help you get more value from your purchase without necessarily asking the seller to lower the asking price.

In some situations, negotiating additional terms can be just as valuable as securing a lower purchase price. Here's what buyers should know before making an offer.

1. Closing Costs and Seller Concessions

Closing costs are one of the most common expenses buyers overlook when budgeting for a home. These costs are separate from your down payment and can include lender fees, title services, recording fees, prepaid property taxes, and homeowners insurance.

Depending on the transaction, you may be able to negotiate for the seller to contribute toward some of these expenses.

These contributions are commonly called seller concessions or seller credits.

For example, imagine you're purchasing a home for $300,000. Rather than lowering the purchase price, you could ask the seller to contribute $5,000 toward your eligible closing costs.

This arrangement could reduce the amount of money you need to bring to closing, leaving you with more cash available for moving expenses, furniture, or unexpected repairs.

However, there are a few important considerations:

Seller contributions generally must be used for eligible transaction costs.
Mortgage programs may limit how much a seller can contribute.
The agreed-upon purchase price still needs to make sense based on the home's appraised value.
A seller credit doesn't necessarily reduce the overall cost of buying the home.

For example, a seller may be more willing to offer a closing cost credit if you agree to a higher purchase price. That means it's important to compare the total financial impact rather than focusing only on how much money you save upfront.

Before negotiating seller concessions, speak with your lender to understand what is allowed under your financing program.

2. Repairs and Improvements After the Home Inspection

A home inspection can reveal issues that weren't obvious during your initial showing. These could include an aging roof, plumbing problems, electrical concerns, water damage, or malfunctioning heating and cooling systems.

If the inspection identifies significant issues, you may be able to negotiate with the seller before moving forward.

Depending on the situation and the terms of your purchase agreement, you could request that the seller:

Complete certain repairs before closing.
Hire qualified professionals to address specific problems.
Provide a credit toward eligible closing costs.
Agree to a purchase price reduction.
Allow you to proceed with the purchase as is, with the understanding that you'll handle the repairs.

For example, suppose your inspection reveals that the home's water heater needs replacement. Rather than paying for the replacement immediately after closing, you could ask the seller to address the issue or negotiate a credit that helps offset the expense.

It's important to distinguish between major problems and ordinary wear and tear. Sellers may be more receptive to requests involving safety concerns, structural problems, or major systems that aren't functioning properly than requests involving minor cosmetic imperfections.

You should also remember that sellers aren't automatically required to make every repair requested by a buyer. Your options will depend on the purchase agreement, applicable laws, and any inspection contingency included in your offer.

Tip: If you're requesting repairs, be specific. Providing the inspection report and estimates from qualified contractors can make your request more reasonable and easier for the seller to evaluate.

3. Appliances, Furniture, and Other Included Items

Another thing you can negotiate when buying a home is what stays with the property after the seller moves out.

Some items are generally considered part of the property, while others may be personal belongings that the seller plans to take.

For example, you might want to negotiate for:

Refrigerator
Washer and dryer
Garage refrigerator or freezer
Patio furniture
Outdoor equipment
Window treatments and curtains
Mounted televisions
Storage shelving
Certain light fixtures

This can be especially helpful if you're purchasing your first home and would prefer not to spend additional money replacing appliances or furnishing the property immediately.

Imagine finding a home with a relatively new washer and dryer. If the seller originally planned to take them, you could ask whether they're willing to include both appliances as part of the purchase.

The same applies to outdoor furniture, shelving, and other items that might make moving into the home easier.

The most important thing is to get any agreements in writing. If you and the seller agree that certain items will remain, make sure they're specifically identified in the purchase agreement or an appropriate addendum.

Don't assume something will automatically stay just because it's currently inside the home.

4. The Closing Date and Move-In Timeline

The timing of a home purchase can be just as important as the financial terms.

Sellers may have specific reasons for wanting to close quickly, while buyers may need additional time to arrange financing, coordinate a move, or sell their current home.

Fortunately, the closing date is often negotiable.

Depending on both parties' circumstances, you could negotiate:

An earlier closing date.
A later closing date.
Additional time to complete financing.
A closing date that aligns with the end of your current lease.
A possession date that differs from the closing date, if properly arranged.

For example, imagine you've found the home you want, but your current apartment lease doesn't end for another month. You could ask the seller whether they're willing to schedule closing closer to your move-out date.

On the other hand, a seller who has already purchased another property may prefer to close as quickly as possible.

Finding a timeline that works for both parties can make the transition easier and reduce the stress of coordinating two moves.

If the seller wants to remain in the property after closing, you may be able to negotiate a temporary post-closing occupancy agreement. This should clearly establish how long the seller can remain, whether rent or other compensation is required, who is responsible for utilities, and what happens if the seller doesn't leave on time.

Because possession arrangements can create additional risks, have the agreement reviewed by an appropriate real estate professional or attorney.

5. A Home Warranty

A home warranty is another item worth discussing during negotiations.

A home warranty is a service contract that may help cover the repair or replacement of certain household systems and appliances when they break down due to covered issues.

Depending on the provider and plan, coverage may include:

Heating and cooling systems
Plumbing systems
Electrical systems
Water heaters
Kitchen appliances
Laundry appliances

Home warranties aren't the same as homeowners insurance. Homeowners insurance generally protects against covered losses from events such as fires or certain types of property damage, while a home warranty covers specified repairs or replacements under the terms of its service contract.

If you're purchasing an older home, you may feel more comfortable asking the seller to pay for a home warranty as part of the transaction.

For example, if the home's appliances and major systems are several years old, a warranty could provide an additional layer of protection during your first year of ownership.

However, coverage varies significantly. Some warranties have service fees, exclusions, coverage limits, and restrictions on preexisting conditions.

Before accepting a warranty, review exactly what it covers and whether the cost makes sense for your situation.

6. Mortgage Rate Buydowns and Financing Assistance

In some transactions, buyers can negotiate for the seller to help reduce the cost of financing.

One possibility is a mortgage rate buydown.

A rate buydown involves paying money upfront to reduce the interest rate on a mortgage, either temporarily or for the life of the loan, depending on the arrangement.

For example, a temporary buydown could reduce your interest rate during the first year or two of the mortgage before it returns to the original note rate.

A permanent buydown generally involves paying discount points to obtain a lower interest rate for the life of the loan.

You may be able to ask the seller to contribute toward the cost of an eligible buydown rather than negotiating a lower purchase price.

This can be particularly appealing if you're concerned about your monthly mortgage payment.

However, seller-funded rate buydowns are subject to lender requirements and applicable contribution limits. You'll also want to compare the upfront cost with the potential long-term savings.

Ask your lender to calculate the difference between the available financing options before deciding whether a buydown is worthwhile.

7. Homeowners Association Fees and Other Property Expenses

If you're purchasing a property within a homeowners association (HOA), there may be additional expenses worth discussing before closing.

Depending on the property and the association's rules, these could include:

Outstanding HOA assessments
Unpaid association dues
Upcoming special assessments
Transfer or administrative fees
Other property-related charges

Some expenses may be the seller's responsibility under the purchase agreement or local law, while others may be negotiable.

For example, if the HOA has approved a special assessment for a major community improvement, you may want to clarify who will be responsible for paying it.

You should also request and review the association's governing documents, financial information, rules, and information about pending assessments or significant planned projects.

Don't assume that an HOA fee is the only expense associated with purchasing a property in a managed community.

Understanding these costs before closing can help you avoid unexpected financial obligations after moving in.

8. The Final Condition of the Home

The condition in which the seller delivers the property is another detail you can address during negotiations.

While your purchase agreement may already establish certain expectations, it's worth being specific about what you expect when you receive the keys.

For example, you could negotiate for the seller to:

Remove unwanted personal belongings.
Remove debris from the garage or yard.
Leave the property in a reasonably clean condition.
Complete agreed-upon landscaping work.
Ensure that included appliances and fixtures remain in place.
Address specific damage that occurs before closing.

This is especially important when purchasing a home that has been occupied for many years or contains a significant amount of furniture and personal belongings.

You don't want to arrive on moving day only to discover that the previous owner left behind unwanted furniture, trash, or other items that weren't part of the agreement.

Put any special requirements in writing rather than relying on a verbal promise.

9. Contingencies and Additional Contract Protections

Some of the most important things you can negotiate when buying a home aren't physical items or financial concessions. They're the protections included in your purchase agreement.

Contingencies establish conditions that must be satisfied for the transaction to move forward or provide certain rights if something doesn't go as planned.

Common contingencies include:

Inspection contingency: Gives you the opportunity to have the property inspected and exercise the options provided by the contract if you're dissatisfied with the findings.

Financing contingency: Provides protection if you're unable to obtain the mortgage financing described in the agreement, subject to the contract's terms.

Appraisal contingency: May give you options if the property appraises for less than the agreed-upon purchase price.

Home sale contingency: Makes your purchase dependent on selling your existing home, if the seller agrees to that condition.

Not every seller will agree to every contingency. In a competitive market, some buyers may feel p