Repair Requests After a Home Inspection: What Buyers and Sellers Need to Know

The home inspection is complete, the report arrives, and suddenly there are pages of observations, photos, maintenance recommendations, and potential repairs.

Then comes the big question:

What should the buyer ask the seller to repair?

This is one of the most misunderstood parts of a real estate transaction. A home inspection report is not automatically a repair list, and a seller is not necessarily required to fix everything an inspector identifies.

Repair requests are part of a negotiation, and the purchase contract matters.

Start With the Purchase Contract

Before discussing repairs, start with the agreement both parties signed.

The purchase contract determines the buyer's inspection rights, applicable deadlines, procedures for making requests, and the options available to both parties.

Different contracts can contain very different inspection provisions.

That's why buyers and sellers shouldn't assume that something they experienced in a previous transaction applies to the current one.

The contract controls the process.

An Inspection Report Is Not a Seller's To-Do List

Home inspectors are hired to evaluate the accessible components of a property and report their observations.

They're supposed to identify things.

A report might contain dozens of items ranging from minor maintenance recommendations to potentially significant concerns.

That doesn't mean the buyer should automatically ask the seller to correct every item.

There's a big difference between:

A loose doorknob

and

An active electrical safety concern.

Buyers should look at the overall condition of the property and determine which findings are truly important.

Focus on the Bigger Picture

When considering repair requests, buyers may want to pay particular attention to concerns involving areas such as:

• Safety
• Structural components
• Electrical systems
• Plumbing
• Roof leaks or significant roof concerns
• Heating and cooling systems
• Water intrusion
• Major mechanical systems
• Significant defects that weren't readily apparent before the inspection

This doesn't mean every issue in one of these categories automatically becomes the seller's responsibility. It simply helps buyers separate significant concerns from normal home maintenance.

Every Home Requires Maintenance

No house is maintenance-free.

Caulking deteriorates. Faucets drip. Doors need adjustment. HVAC systems age. Deck boards weather. Concrete cracks.

These things are part of owning a home.

Buyers should consider the age and overall condition of the property when reviewing an inspection.

A 75-year-old home shouldn't necessarily be evaluated as though it were completed yesterday.

Likewise, buying an existing home means purchasing something that has been lived in and maintained over time.

The goal of an inspection isn't to turn an existing home into a brand-new one.

Sellers Don't Automatically Have to Say Yes

Submitting a repair request doesn't mean the seller must agree to it.

Depending on the contract and circumstances, a seller may:

• Agree to the requested repairs
• Agree to some but not all repairs
• Offer another solution
• Negotiate the request
• Decline the request

The buyer then has whatever options are provided under the purchase agreement.

This is why repair requests should be approached strategically rather than emotionally.

Buyers: Be Reasonable With Your Requests

Imagine you're selling your home and receive a request containing 30 minor items.

The seller may become frustrated before the real negotiation even begins.

Now imagine the buyer instead identifies three legitimate concerns that are important to them.

That creates a very different conversation.

A focused repair request can help everyone concentrate on the issues that actually matter.

Before requesting something, ask yourself:

Is this a significant concern, or is it routine homeownership maintenance?

Sellers: Don't Take Repair Requests Personally

For sellers, receiving a repair request can feel personal.

You've lived in the home for years. You may have maintained it carefully and never experienced a problem with something the inspector has identified.

Then you receive a list of requested repairs.

Try not to take it as criticism of your home.

The buyer is making a major financial investment and is trying to understand the property's condition.

A repair request is part of the transaction—not necessarily a statement about how you've cared for your home.

Repairs Aren't the Only Possible Solution

Sometimes having the seller physically complete a repair isn't the best solution.

Depending on the contract, lender requirements, and agreement between the parties, other negotiated solutions may sometimes be considered.

For example, the parties may discuss a credit, price adjustment, or another arrangement when appropriate.

There can be advantages to allowing the buyer to complete certain work after closing because the buyer can choose the contractor, materials, and scope of work.

However, financing and appraisal requirements can limit what is possible, so these solutions need to be evaluated on a transaction-by-transaction basis.

Some Repairs May Affect Financing

Not every repair request comes solely from the buyer.

Certain loan programs or appraisal conditions may require specific property conditions to be corrected before the lender will approve the loan.

Those requirements can be different from the buyer's home inspection requests.

This distinction is important.

A buyer saying, "I'd like this repaired," isn't necessarily the same as a lender saying, "This must be corrected before we'll fund the loan."

Your real estate professional and lender can help explain the difference.

If a Seller Agrees to Repairs, Document Them

If the buyer and seller reach an agreement regarding repairs, the terms should be properly documented.

Be specific.

Rather than simply saying:

"Fix plumbing."

the agreement should clearly identify the issue being addressed.

Clear documentation reduces confusion and helps both parties understand exactly what was agreed upon.

Depending on the repair, buyers may also request receipts, invoices, or other documentation showing the work was completed.

Who Should Perform the Repairs?

Some repairs are simple.

Others should be handled by qualified professionals.

Electrical, structural, HVAC, roofing, plumbing, and other specialized work may require someone with appropriate training, licensing, or expertise.

Buyers and sellers should pay attention to exactly what the repair agreement requires.

Saving a few dollars by doing a questionable repair can create a much larger problem before closing.

Buyers Should Verify Agreed-Upon Repairs

Before closing, buyers typically have an opportunity to perform a final walk-through of the property.

If repairs were agreed upon, this may also be an opportunity to verify that the work appears to have been completed as agreed.

Don't wait until after closing to ask whether something was done.

Address questions before ownership transfers whenever possible.

What About Cosmetic Items?

Inspection negotiations generally shouldn't be viewed as an opportunity to renegotiate things the buyer already knew about when making the offer.

If the buyer saw worn carpet, outdated countertops, scratched flooring, or an older bathroom during the showing, those conditions were likely already part of the buyer's decision when determining the offer price.

An inspection is primarily about learning more about the property's condition—not creating a second opportunity to negotiate every visible imperfection.

Don't Lose a Good Transaction Over a Small Issue

This applies to both buyers and sellers.

Real estate negotiations can sometimes become emotional.

A buyer doesn't want to feel they're accepting too much.

A seller doesn't want to feel they're giving away too much.

Suddenly, both sides are arguing over something relatively small while a transaction involving hundreds of thousands of dollars is at stake.

Sometimes the best question to ask is:

"Is this issue important enough to jeopardize the entire transaction?"

Sometimes the answer is yes.

Often, it isn't.

Good negotiation is about keeping the entire transaction in perspective.

Your Real Estate Professional's Role

An experienced real estate professional can help buyers and sellers navigate inspection negotiations by keeping the discussion focused on the property, the contract, and the client's goals.

Your agent can help you evaluate:

• Which concerns are significant
• Which items may be normal maintenance
• How a request may affect negotiations
• Possible solutions
• Important contractual deadlines
• How the other party responds

When an issue requires expertise outside the scope of real estate brokerage, the appropriate contractor, inspector, lender, attorney, or other professional should be consulted.

Final Thoughts

Repair requests are a normal part of many real estate transactions, but they don't have to turn into a battle between buyers and sellers.

Buyers should focus on the issues that truly matter.

Sellers should evaluate requests objectively rather than taking them personally.

Both parties should understand that a home inspection report is information—not an automatic repair list.

Most importantly, everyone should remember the ultimate goal.

The buyer wants to purchase the home.

The seller wants to sell the home.

A reasonable, well-thought-out repair negotiation can address legitimate concerns while keeping everyone moving toward the same destination:

Closing day.