What is the condition adjustment (repair costs)?

Check your offer breakdown on the dashboard at opendoor.com to see the specific repair costs (condition adjustment) for your home. This deduction reflects the estimated cost of repairs Opendoor identified during your assessment.

How it works

After your assessment -- whether through photos or an in-person visit -- Opendoor may identify items in your home that need repair or updating. Instead of asking you to fix these yourself, Opendoor estimates the repair cost and deducts it from your offer as a "condition adjustment."

This means:

• You do not have to hire contractors or get repair bids.
• You do not have to manage any work on your home before selling.
• You do not have to delay your sale to complete repairs.

Opendoor handles everything after closing.

Common items that lead to a condition adjustment

• Flooring -- worn carpet, scratched hardwood, cracked tile.
• Paint -- scuffed walls, outdated colors, peeling exterior paint.
• Roof -- aging shingles, signs of wear, or nearing end of useful life.
• HVAC -- older heating and cooling systems that may need servicing or replacement.
• Appliances -- outdated or non-functional kitchen or laundry appliances.
• Landscaping -- overgrown yards, dead trees, damaged fencing.
• Cosmetic damage -- dents, holes in walls, broken fixtures, water stains.

Note: Not every home has a condition adjustment. If your home is in strong condition, this line item may be small or absent.

What type of work does Opendoor typically charge for?

Here is a closer look at how Opendoor evaluates some of the most common items:

• Roof — A roof nearing the end of its useful life (typically 20+ years for asphalt shingles) may result in a full replacement estimate. If only a portion needs repair, the adjustment reflects a partial fix.
• HVAC — Systems older than 15-20 years or showing signs of poor performance may be flagged. The adjustment depends on whether Opendoor estimates a repair, servicing, or full replacement.
• Flooring — Worn carpet in high-traffic areas, scratched hardwood, or cracked tile are common. The estimate depends on the type of flooring and how much needs to be addressed.
• Paint — Interior and exterior paint condition is evaluated separately. Heavy scuffing, outdated colors throughout, or peeling exterior paint can each generate an adjustment.
• Plumbing and electrical — Older systems, outdated panels, or visible issues like slow drains or exposed wiring may be flagged.
• Appliances — Non-functional or very outdated appliances that would need replacement before resale.

Note: Opendoor estimates repair costs based on what it would take to bring the home to market-ready condition. These are not quotes from contractors — they are Opendoor's internal estimates based on the scope of work identified.

Where to see the details

1. Log in to opendoor.com and go to your dashboard.
2. Select "Offer Details" or "Offer Breakdown."
3. Look for the "Repair costs" or "Condition adjustment" line item. In some cases, you can expand this section to see individual adjustments.

What if you disagree with the adjustment?

If the repair costs seem higher than expected, or if you believe something was assessed incorrectly:

1. Review the itemized list on your dashboard to understand which items were flagged.
2. Contact support at 888-352-7075 or support@opendoor.com to ask about specific adjustments.
3. Provide documentation if you have recently completed repairs or upgrades that were not reflected in the assessment -- such as receipts, contractor invoices, or photos.

Important: You are never obligated to accept your offer. If the condition adjustment does not feel right, reach out and we will review it with you.