This is the moment where a lot of Miami deals either get cleaner… or get messy.

The inspection report comes in, the buyer suddenly has a 40-page “problem list,” and you’re thinking: We were so close. Now what? Here’s the truth: inspections aren’t about perfection. They’re about risk allocation—who pays, how much, and what’s reasonable.

My approach in Coconut Grove, Coral Gables, Pinecrest, Brickell, and Miami Beach is simple: keep the deal moving, protect your bottom line, and don’t negotiate against yourself.

Step one: separate “real issues” from “wish lists”

Inspection reports are designed to document everything—minor, major, and cosmetic.

I immediately sort requests into three buckets:

1) Safety / structural / water intrusion
Electrical hazards, active leaks, roof issues, HVAC failure, mold concerns—these get addressed seriously. These are the items that can also impact financing and insurance.

2) Functional items
Things that don’t create danger but affect livability—appliances not working, doors that don’t close, broken pool equipment. These can be reasonable to handle, depending on the scope.

3) Cosmetic / maintenance
Loose outlets, small cracks, old but functioning systems, “recommended” upgrades. In Coral Gables and the Grove especially, older homes will always have a list like this. That doesn’t mean you owe a renovation credit.

Step two: choose the right form of “yes”

You have three clean options, and the best one depends on leverage and timeline:

• Repair it (when it’s clear, important, and cost-controlled)

• Credit it (often cleaner—buyer controls the work, fewer delays)

• Decline it (when it’s cosmetic, inflated, or part of the home’s expected condition)

In Brickell and Miami Beach condos, I lean toward credits when the issue is legitimate, because coordinating vendors, building access, and timelines can get complicated fast.

Step three: negotiate with receipts, not emotions

Buyers often throw out a big number based on worst-case assumptions. We counter with reality:

• licensed estimates when needed

• scope-limited agreement (“repair X, not ‘address moisture’ broadly”)

• caps on credits

• and a clear message: we’re solving legitimate issues, not funding upgrades

Step four: protect the closing

The biggest mistake sellers make is agreeing to open-ended repairs that delay closing or create re-inspection drama. If you do repairs:

• specify licensed professionals

• require paid invoices and permits where applicable

• set deadlines

• limit re-inspections to the specific repaired items

The goal is a clean finish line, not a second negotiation.

If you tell me the top 3–5 repair requests the buyer is making, the neighborhood, and whether you have backup interest, I can help you craft a smart response—what to fix, what to credit, what to push back on—and how to keep the deal tight without giving away leverage.