# How Opendoor makes handling repairs easier By Opendoor Editorial Team | 2018-11-10 > Learn how our repair process differs from a traditional sale. We give you more options, more control, and you can skip the work. Opendoor’s home assessment typically takes 30–60 minutes and results in one of three outcomes: an unchanged final offer, an adjusted offer based on the condition of the home, or cancellation (your choice). You can cancel at no cost at any point before closing. You can cancel your Opendoor sale at any point before closing, for any reason, for free, including after the home assessment. This article covers exactly how the assessment and repair credit process works, what triggers a credit and what doesn't, and what your options are at every step. Read this before your assessment, and you'll know what to expect. [Request a free offer on your home](https://www.opendoor.com/) — you're not committing to anything until you sign the final closing documents. In a traditional home sale, repairs come up twice. Both times, you bear the risk. **Before listing.** To attract buyers, most sellers invest in getting the home "show-ready": fresh paint, carpet, landscaping, sometimes a pre-listing inspection to get ahead of surprises. These costs come out of your pocket before you've received a single offer. There's no guarantee the investment translates into a higher sale price. **After you're under contract.** Once a buyer is found, their inspector will go through the home and the buyer will submit a repair request. You then have three choices: make the repairs, offer the buyer a credit against the purchase price, or refuse. If you refuse, most contracts give the buyer the right to walk. That means restarting your listing after weeks of back-and-forth, with an inspection report that could surface again with the next buyer. The traditional process is expensive, uncertain, and happens entirely on the buyer's timeline. You can learn more about how the two approaches compare in [How selling to Opendoor compares to a traditional home sale](https://www.opendoor.com/articles/how-selling-to-opendoor-compares-to-a-traditional-home-sale). [Get your offer](#) ## How Opendoor handles repairs When you sell to Opendoor, you deal with repairs once, on a predictable timeline, with the option to cancel at any step. **Step 1: No prep work required.** You don't need to stage your home or fix anything to receive an offer. Request an offer, tell us about your home's condition, and we'll send a competitive cash offer based on comparable sales in your market. No open houses, no repairs before we evaluate the home. **Step 2: Free home assessment after you accept.** If you accept the initial offer, we schedule a free assessment at your convenience. There are two formats: a self-assessment using the Opendoor Key app (you photograph every room following in-app instructions, typically 30 to 60 minutes), and an in-person walkthrough where an Opendoor team member visits your home (approximately 1 hour). The self-assessment app is available in all markets. In many markets, an in-person walkthrough is also available. Your Home Sale Advisor will let you know what's available for your home. **Step 3: Opendoor repair credit request (if any), 5 to 7 business days later.** After the assessment, we'll let you know within 5 to 7 business days if any condition adjustments are needed for repairs. If there are no issues, the offer stands as initially presented. **Step 4: Review, dispute, or cancel.** This step is the one most sellers don't realize they have. You have time to review the credit and decide how to respond. Accept the adjusted offer, dispute specific items you believe are inaccurate, or cancel the sale entirely with no penalty. There is no pressure and no deadline that forces a decision. This is the trust anchor of the entire process. **Step 5: We handle all work after you move out.** If you proceed to closing, Opendoor manages all preparation work after you've left. No contractors to coordinate, no tradespeople in your home while you're trying to pack. You close, you move, we handle the rest. For more on how Opendoor makes money, see [How Opendoor makes money](https://www.opendoor.com/articles/how-does-opendoor-make-money). ## What triggers a repair credit, and what doesn't Repair credits are issued for items that affect resale value: roof condition, HVAC function, foundation, electrical, and plumbing. Cosmetic items like paint, carpet, and landscaping typically do not trigger credits. We may ask for a repair credit. Here's exactly what triggers one, what doesn't, and how the amount is determined. The assessment focuses on safety, structure, and functionality: issues that affect the home's value and that the next buyer will need to address. It is not a cosmetic evaluation. ### Items that typically trigger a credit These are the categories that generate repair credits when they reflect genuine condition problems: - **HVAC system at or near end of useful life.** HVAC systems in the 15-20 year range are flagged for assessment. A functioning system within its normal lifespan typically does not trigger a credit. - **Roof with limited remaining life.** Asphalt shingle roofs 20 years or older are flagged for a full replacement estimate. Roofs with active leaks or significant wear at any age are also included. - **Water heater failure or imminent failure**. A water heater that has failed or is at the end of its expected service life will typically trigger a credit. - **Active plumbing leaks.** Any active leak, including slow leaks under sinks or in walls, will be noted and included in the credit. - **Electrical panel safety issues.** Panels with known safety deficiencies, outdated breakers, or code violations are flagged as safety issues. - **Foundation issues requiring remediation.** Significant cracks, settlement, or structural concerns will trigger a credit. Minor cosmetic cracking typically does not. - **Broken windows, doors that don't latch, and structural items.** Anything that affects the basic functionality or security of the home is included. ### Items less likely to trigger a credit Some categories generate credits less frequently, typically only when the condition is severe: - **Minor cosmetic wear.** Light scuffs, normal paint aging, or modest wear in low-traffic areas are less likely to generate a credit than heavily worn flooring or paint throughout the home. - **Older but functional appliances.** An appliance that works is typically not a repair item, regardless of age. - **Minor landscaping.** Lawn condition and garden beds are lower priority than structural or mechanical issues. - **Systems within normal useful life.** An HVAC system that is 8 years old and functioning normally is not a repair item, even if it isn't new. - **Stylistic choices.** Formica countertops, older bathroom tile, and similar design decisions are not charged. The assessment is not a renovation evaluation. Note: flooring and paint can trigger condition adjustments when worn or damaged beyond normal use. Worn carpet in high-traffic areas, scratched hardwood, cracked tile, heavy wall scuffing, or peeling exterior paint throughout the home are all common credit triggers. The threshold is a condition, not a style. ### How the credit amount is determined Credit amounts reflect what we estimate it costs to bring the item to a functional, acceptable condition before resale. These are not quotes from contractors. They are Opendoor's internal estimates based on the scope of work identified during the assessment. We may not perform every repair for which we request a credit, and instead may negotiate the issue with the next buyer. If you believe a credit amount is inaccurate, you have a straightforward path to dispute it. That process is described in the next section. ## Your options when you receive the repair credit When you receive a repair credit estimate, you have three options: accept the adjusted offer, negotiate, or cancel at no cost. You are never required to accept an adjusted offer, and there is no penalty for walking away before closing. You have three choices. There is no deadline pressure to decide immediately. **Option 1: Accept the adjusted offer and proceed to closing.** If the credit is reasonable and the adjusted offer still works for you, accept and move forward. Closing proceeds on your timeline. **Option 2: Negotiate.** If you believe our repair credit request is inaccurate, too high, or reflects work that has already been completed, you can dispute it. Here's how: 1. Gather documentation: a licensed contractor estimate showing a lower cost, receipts for recent repairs, or a professional opinion that the item does not require the credited work. 2. Submit documentation to your Opendoor representative. 3. Opendoor reviews the dispute and adjusts the credit when documentation supports it. **Option 3: Cancel the sale.** If the adjusted offer no longer works for you, cancel. No cost, no penalty, no explanation required. Your Opendoor offer is withdrawn, and you're free to pursue other options, including a traditional listing. [Request a free, no-obligation offer](https://www.opendoor.com/). You can cancel at any point before closing. ## The cancel-anytime guarantee You can cancel your Opendoor sale at any of the following points: - After receiving the initial offer, before accepting it - After accepting the initial offer, before scheduling the assessment - After the assessment, before accepting the repair credit - After accepting the repair credit, before closing - At any point up until you sign the final closing documents No fees. No penalties. No explanation required. **One thing to know about the post-contract period:** After you sign the purchase agreement, Opendoor may schedule a diligence visit, a post-contract inspection to verify the home's condition. If that inspection surfaces issues not identified during the initial assessment, Opendoor may propose a revised offer with updated repair costs. You are not obligated to accept the revised terms. You can cancel and walk away at no cost, the same as any other point before closing. This is the most misunderstood aspect of the Opendoor process. Sellers who have read negative reviews sometimes believe they are locked in once they accept an offer. They are not. The right to cancel free exists at every stage. If the final number after the assessment doesn't work, you leave. There is nothing to pay and nothing to explain. For more on common misunderstandings about how the process works, see [Most common misconceptions about Opendoor](https://www.opendoor.com/articles/most-common-misconceptions-about-opendoor). [Get your offer](#) ## Frequently asked questions ### Can I cancel my Opendoor sale after the home assessment? Yes. You can cancel at any point before signing the final closing documents, including after you've received the repair credit and reviewed the adjusted offer. There is no cancellation fee and no penalty. You walk away with no obligation. ### How long does the Opendoor home assessment take? It depends on the format. The self-assessment via the Opendoor Key app (taking photos room by room) typically takes 30 to 60 minutes. An in-person walkthrough with an Opendoor team member takes approximately 1 hour. The app-based self-assessment is available in all markets. In many markets, an in-person walkthrough is also an option. Your Home Sale Advisor will confirm what's available for your home. ### Can I dispute the repair credit? Yes. Submit a licensed contractor estimate showing a lower cost, or documentation that the repair was recently completed. Opendoor reviews disputes and adjusts the credit when documentation supports it. ### Does Opendoor actually do the repairs, or just keep the credit? Opendoor completes repairs we deem appropriate after you move out, before reselling the home. We may not perform every repair for which we request a credit, and instead may negotiate the issue with the next buyer. ### What does Opendoor look for during the home assessment? Safety, structure, and functionality: roof condition, HVAC, plumbing, electrical, foundation, and windows. The assessment also covers flooring, paint, and cosmetic condition, which can generate credits when they reflect genuine wear beyond normal use. Stylistic choices, older-but-functional appliances, and systems within their normal useful life typically do not trigger credits. ### Do I have to be out by closing day? Yes. On closing day, ownership transfers to Opendoor, so the home needs to be vacant at that point. If you need more time, you can request a late checkout (also called post-close occupancy) before closing day. This allows you to stay in the home for up to 17 days after closing, with a daily rate. ### How much does Opendoor typically deduct for repairs? It depends on the home's age and condition. Homes with well-maintained systems and no active issues often need no deduction at all. Deductions are most common on older homes with aging mechanical systems, roofs nearing end of life, or active leaks. ### **Is the Opendoor repair credit a bait-and-switch?** No. The initial offer is based on the home’s reported characteristics and current comparable sales - not a post-inspection price. The assessment takes place after you accept the initial offer, before you are committed to closing, following the same sequence as a traditional sale: a buyer accepts the home contingent on inspection, the inspector reviews the property, and repair credits are negotiated. What Opendoor does differently: you can cancel at no cost at any point before closing if the adjusted offer does not work for you. For a full comparison of Opendoor's costs against a traditional sale, see [How Opendoor's costs compare to a traditional sale](https://www.opendoor.com/w/guides/how-opendoors-costs-compare-with-traditional-home-sale). The process takes minutes to get started. Request an offer, schedule the assessment, and decide from there. You're not committed to anything. [Get your free Opendoor offer](https://www.opendoor.com/) *Last updated: April 2026. This article is for general informational purposes. Consult a licensed real estate professional for advice specific to your situation.* --- *Originally published at [https://www.opendoor.com/articles/how-opendoors-home-assessment-and-repair-process-works](https://www.opendoor.com/articles/how-opendoors-home-assessment-and-repair-process-works)*