Negotiating Repairs After the Home Inspection
The inspection report is not a wish list — it is a negotiation tool. Asking for everything makes you look unreasonable. Asking for nothing leaves money on the table. Here is how to get it right.
Categorize the Findings
Divide inspection items into three categories. Safety hazards (electrical issues, gas leaks, mold): always request these. Major systems nearing failure (roof with 2 years of life left, aging HVAC): worth negotiating. Cosmetic and minor maintenance items: do not ask for these — they are part of homeownership.
Repair vs. Credit vs. Price Reduction
Asking the seller to make repairs means trusting them to do quality work — they may hire the cheapest option. A credit at closing gives you cash to hire your own contractor. A price reduction lowers the sale price but does not give you cash at closing (though it reduces your loan amount). Credits are usually the most practical option for buyers.
How to Present Your Request
Your agent presents the request to the listing agent. Focus on safety and structural items. Attach relevant inspection photos and inspector comments. Be specific about what you are asking for. Be prepared for a counteroffer — the seller may agree to some items and push back on others. The goal is a fair resolution, not a confrontation.
Key Takeaways
- ✓Focus repair requests on safety hazards and major system issues, not cosmetics
- ✓Credits are usually better than seller-managed repairs — you control the quality
- ✓Be specific and provide evidence from the inspection report
- ✓Expect negotiation — the seller will likely counter, not accept everything
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