Inspection report in hand and not sure what to ask for? You are not alone. The TRR, short for Treatments, Repairs, and Replacements, is where you turn a long inspection report into a clear plan for what gets fixed, credited, or left as is. In this guide, you will learn exactly how the TRR works in Oklahoma, what to request, how timelines work, and the South OKC issues that tend to show up in the South Park area. Let’s dive in.
TRR basics in Oklahoma
The TRR is the tool you use to request fixes after inspections. It is usually an addendum or a section in the purchase contract. Your signed purchase agreement controls the deadlines and how you must deliver the request.
Forms you will see
- Residential Purchase Agreement that sets the inspection period and due dates.
- Seller’s Property Condition Disclosure that outlines known issues.
- Home inspection report plus any specialty reports like HVAC, roof, sewer, or WDI/termite.
- Lender-required repair or addendum forms if you use FHA or VA financing.
Tip: The exact title of the TRR form can vary by contract, but the purpose is the same. Always follow the instructions and deadlines in your signed agreement.
Post-inspection timeline
Most Oklahoma contracts follow a similar rhythm. The exact dates come from your signed agreement.
Step-by-step flow
- Contract is accepted and the inspection clock starts.
- You order inspections such as general home, WDI/termite, and any needed specialty checks.
- You review the reports and draft your TRR list with supporting pages and photos.
- You deliver the TRR by the inspection objection deadline in your contract.
- The seller responds by accepting, denying, or countering your requests.
- You negotiate repairs, credits, or an escrow holdback, or you cancel within your contingency rights.
Deadlines that matter
- Inspection period length is often 7 to 10 days after acceptance. Some deals set shorter or longer periods.
- TRR delivery usually must happen on or before the inspection deadline.
- Seller response windows vary. Many contracts call for a response within a set number of hours or days.
- Repair completion can take 1 to 4 weeks or more depending on contractor availability and the scope of work.
Missing a deadline can limit your options. Put dates on your calendar and send all TRR communications in writing.
What to request on a TRR
Your TRR should focus on health, safety, function, and major defects. Here is how requests usually group.
Treatments
- Termite and other wood-destroying insect treatments with supporting WDI reports or certificates.
- Pest remediation when an active infestation is documented.
- Remediation for items like mold or lead-based paint when required by law or disclosed.
Repairs
- Safety items such as electrical hazards, gas leaks, missing smoke or CO detectors, or unsafe railings.
- System issues that affect function, including plumbing leaks, HVAC malfunctions, or water heater problems.
- Roof leaks or structural issues that affect habitability.
Replacements
- Major components that are at failure or not reasonably repairable, such as a failed furnace, non-functioning AC, broken window panes, or a roof in poor condition with active leaks.
What is often excluded
- Cosmetic items like paint touch-ups or minor scratches are usually not part of the TRR.
- Personal preference upgrades are not typical repair items.
- Sellers are not usually required to upgrade beyond restoring working order unless the contract states otherwise.
- Previously disclosed items or issues visible during showings can be limited grounds for demands unless they are material defects.
Be specific. Include inspection excerpts, photos, and contractor estimates when you can. Clear documentation makes negotiation smoother.
How negotiations play out
Once the seller receives your TRR, several outcomes are possible.
Common outcomes
- Seller agrees to complete repairs before closing and provides receipts or warranties.
- Seller offers a credit or price reduction instead of repairs.
- Seller proposes an escrow holdback to complete work after closing.
- Seller counters and you negotiate a final list.
- Seller declines. You can accept as is or cancel if your contingency allows.
Lender and appraisal impacts
- FHA and VA loans can require certain repairs to meet minimum property standards. These can be flagged by the appraiser or underwriter and must be resolved before approval or funded through acceptable holdbacks.
- Some VA situations require termite treatment documentation.
- Conventional loans may still require safety or structural repairs if noted by the appraiser. Cosmetic items usually do not impact approval.
Let your lender know about the agreed repair plan early so appraisal and underwriting can stay on schedule.
Escrow holdbacks explained
An escrow holdback lets you close while funds are reserved with the title company to finish repairs after closing. A good holdback spells out:
- Scope of work and required materials.
- Who hires the contractor and who approves the work.
- Amount held, deadline to complete, and how completion is verified.
- How and when funds are released.
Not every lender allows holdbacks for every repair. Always clear the plan with your lender in advance.
If talks stall
If you delivered your TRR on time and the contract gives you the right to cancel, you can terminate and recover earnest money per the contract terms. If you miss deadlines, you may lose the right to demand repairs and could be required to proceed.
South OKC and South Park specifics
South Oklahoma City and the South Park area see recurring patterns on TRR lists. Plan for these local issues.
Older systems and maintenance
Many homes in South OKC have aging HVAC, plumbing, and electrical systems. It is common to request service, repairs, or replacement if a system is not working or is at failure.
Termites and WDI documentation
Termites are part of homeownership in many parts of Oklahoma. A WDI inspection is common. Treatment and a clear certificate can be requested, and some financing programs will require it if activity is found.
Roofs, hail, and storms
Frequent wind and hail mean roof condition is a top concern. Your TRR might include roof repairs, replacement if leaks are active, or proof of recent work. Insurers and lenders often want evidence that storm damage has been addressed.
Foundation and soil movement
Expansive clay soils can cause slab cracks and movement. If the inspection flags concerns, request evaluation by a structural engineer or qualified contractor and use those findings to guide your TRR. Foundation items can take longer and may require multiple bids.
Flooding, drainage, and grading
Drainage corrections, gutter repairs, and sump pump fixes are common in areas with heavy storms. If a property is in or near a flood-prone area, that can influence lender and insurance requirements. Ask for documentation that supports any drainage or flood-related repairs.
Permits and documentation
Repairs that touch structural, electrical, plumbing, or HVAC systems may require permits and final inspections by local authorities. Unpermitted work is a frequent negotiation item. You can request that the seller obtain proper permits, final inspections, or provide documentation and warranties.
Contractor timing in busy seasons
Spring and summer can stretch lead times for roofers, HVAC techs, and foundation companies. Build extra time into your closing schedule or consider credits or holdbacks when schedules are tight.
Buyer checklist
- Confirm your inspection deadline and how the TRR must be delivered.
- Prioritize safety, major systems, structural concerns, and pest treatment first.
- Attach report pages, photos, and estimates to support your requests.
- Ask your loan officer about repair requirements for your loan type.
- State clearly if you want repairs, a credit, or an escrow holdback.
- Keep all communications in writing and track dates.
Seller checklist
- Compare the TRR to your Seller’s Disclosure and note what was already disclosed.
- Get professional estimates so you can respond with facts and numbers.
- Decide whether to make repairs, offer a credit, or propose an escrow.
- Identify any repairs that need permits or final inspections.
- Keep receipts, permits, and warranties to provide before closing.
Simple South OKC scenarios
- Termite treatment and evidence: The WDI report shows activity. You request treatment and a clear certificate plus any needed wood repairs.
- Roof after hail season: The inspection finds active leaks. You request repair or replacement, or a credit if schedules are tight.
- HVAC not cooling: HVAC is not functioning properly. You request repair by a licensed tech with an invoice showing restored function or a replacement if not repairable.
- Foundation concern: Visible slab cracks raise questions. You request an evaluation by a structural engineer and negotiate based on the report and bids.
Key takeaways and next steps
- Know your deadlines and deliver your TRR on time.
- Focus on material defects that affect health, safety, function, and structure.
- Use documentation to support your requests and to keep the lender and appraiser on track.
- In South Park and South OKC, plan for termite, roof, HVAC, and possible foundation items plus permit and contractor timing.
If you want a calm, step-by-step plan for your TRR in South Park or anywhere in South OKC, reach out to Lana Wienstroer for local guidance, practical negotiation ideas, and help coordinating contractors. Call Lana, Your Friend in Real Estate.
FAQs
What is a TRR in Oklahoma home buying?
- It is the list of treatments, repairs, and replacements you request after inspections, delivered within your contract’s inspection deadline.
How long do I have to submit a TRR in South OKC?
- Many contracts allow 7 to 10 days for inspections, with the TRR due by the deadline stated in your signed agreement.
Can I ask for cosmetic fixes on a TRR?
- Usually no. TRR requests focus on defects related to safety, function, or structure rather than cosmetic preferences.
How do FHA or VA loans change TRR repairs?
- FHA and VA can require certain repairs to meet minimum property standards, and termite documentation may be needed in some cases.
What if repairs cannot be finished before closing?
- You can negotiate a credit or an escrow holdback that sets funds aside to complete work after closing, if allowed by your lender.
Who handles permits for TRR repairs in Oklahoma City?
- It depends on your agreement. You can negotiate for the seller to obtain permits and final inspections or provide documentation and warranties.
