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New ValleyMLS Inspection Addendum: What REALTORS® Need to Know

10/14/2026

Navigating property inspections and repair negotiations just got simpler for North Alabama agents and their clients. ValleyMLS has officially approved and released the new Inspection Addendum, designed to bring greater clarity, structure, and predictability to the transaction timeline.
Available in Dotloop and Paragon beginning November 16, this updated form replaces older versions that often bogged down negotiations with subjective arguments. Whether you represent buyers or sellers, understanding these changes will help you guide your clients smoothly through the contingency period.

ValleyMLS Inspection Addendum Resource HUB

Everything you need to know about the updated inspection and repair-request process launching November 16.

INSPECTION ADDENDUM PDF
FAQs & COMPARE SIDE TO SIDE

UPCOMING TRAININGS

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HOW THE NEW PROCESS WORKS

The updated addendum creates a well-defined, step-by-step workflow with clear deadlines based on working days:
  1. Inspections: Completed within the timeframe specified in the contract (defaulting to 7 working days from the Confirmation Date if left blank).
  2. Buyer Request: Within 3 working days after the inspection period ends, the buyer delivers an itemized Request for Repairs form along with complete copies of all inspection reports to the seller.
  3. Seller Response: Within 3 working days of receiving the request, the seller must respond in writing, agreeing to all, some, or none of the requested repairs. If the seller fails to respond within this window, they are deemed to have agreed to the requested repairs.
  4. Buyer’s Options: If the seller declines or offers to make only some repairs, the buyer has 2 working days to choose one of three paths:
    • Accept the seller’s decision and proceed to closing.
    • Submit a new repair request for negotiation.
    • Terminate the contract in writing.
For a visual breakdown of these timelines and decision points, agents can review the Inspection Addendum Step-by-Step Flowchart below and our Revised Inspection Addendum Comparison and FAQs.

Benefits for Both Buyers and Sellers

  • For Buyers: The form provides absolute freedom in what can be requested and establishes a much clearer contractual basis to terminate and protect earnest money if an agreement cannot be reached.
  • For Sellers: Sellers are freed from debating technical classifications and can simply evaluate the repair request as a clear business decision.
Note: While the new form clarifies the contractual right to terminate, current Alabama Real Estate Commission (AREC) practice still requires a executed Mutual Release Agreement before brokers can disburse earnest money. However, the added clarity is designed to significantly reduce disputes and streamline that release process.

STEP-BY-STEP WORKFLOW CHART

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Huntsville Real Estate Market Update

08/24/2026

Late-Summer Market Dynamics

The Huntsville housing market maintained a measured, steady pace through mid-August. While higher interest rates and elevated consumer price pressures continue to test buyer purchasing power, market fundamentals demonstrate strong resilience.
Pending sales for both single-family properties and townhouses/condos showed substantial year-over-year growth during the week ending August 15. At the same time, single-family inventory has expanded steadily, giving buyers more options while maintaining balanced pricing power for sellers.
Here is your detailed breakdown of the weekly and monthly market activity across Madison County.

Read more REALTOR news at haar.realtor/news

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Key Market Indicators at a Glance

Single-Family Residential Overview

  • New Listings (Week Ending Aug 15): 161 (Down 9.0% YoY)

  • Pending Sales (Week Ending Aug 15): 148 (Up 9.6% YoY)

  • Active Inventory (Week Ending Aug 15): 2,263 (Up 8.2% YoY)

  • Median Sales Price (July 2026): $345,750 (Up 1.7% YoY)

  • Days on Market (July 2026): 44 days (Up 4.8% YoY)

  • Percent of List Price Received (July 2026): 98.8% (Up 0.2% YoY)

  • Months Supply of Inventory (July 2026): 4.0 Months (Down 2.4% YoY)

Deep-Dive Analysis for HAAR Professionals

Supply vs. Buyer Demand Trends

Despite new listings falling 9.0% week-over-week, pending sales surged by +9.6% to 148 contracts. The 3-month average for pending sales remains up 12.0% compared to last year, showing strong underlying buyer demand.

Mortgage Rates & Macroeconomic Conditions

According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.67% as of August 13, 2026. While slightly down from the previous week’s 6.69%, this represents an increase from 6.58% recorded a year ago. Compounded by broader consumer inflation at the pump and retail stores, buyers face tightened purchasing constraints, reinforcing the need for strategic pricing and rate-buydown options.

Pricing Stability & Seller Expectations

Single-family homes continue to demonstrate price stability. The July median sales price reached $345,750 (+1.7% YoY), and sellers are securing 98.8% of their original list price.

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Actionable Takeaways for REALTORS®

  1. Guide Single-Family Sellers on Pricing: With a 4.0-month supply and an average 44 days on market, single-family homes are in balanced territory. Emphasize accurate initial pricing to capture buyer interest within the first 30 days.
  2. Leverage Rate Concessions: With mortgage rates averaging 6.67%, discuss seller-funded temporary or permanent rate buydowns with your clients. This strategy often yields better buyer qualification than direct price cuts.
  3. Position Condo/Townhouse Listings Competitively: A 6.3-month supply indicates higher competition in the townhouse/condo space. Staging, competitive pricing, and buyer incentives are critical for listings taking an average of 69 days to sell.
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