When the inspection report arrives, review it carefully. Don’t be alarmed by a 30+ page report or 25+ listed items—that’s typical. There’s a big difference between minor/cosmetic items (e.g., caulk a shower, replace a microwave handle) and major items (e.g., sewer backup, foundation or roof issues). Remember: the report is for you, not a to-do list for the seller. We focus on structural concerns, safety defects, and non-working systems/appliances.
What to Prioritize
- Electrical & plumbing issues
- Roof & foundation concerns
- Water intrusion (basement seepage, leaks, grading/drainage)
- Non-working HVAC, water heater, appliances, or other major components
Concerned about a big-ticket item? We can bring in specialists (e.g., structural engineer, sewer inspector, electrician, pest inspector). You’ll be responsible for any additional inspection fees.
Create Three Lists
- Must-fix items (deal-breakers if not addressed).
- Nice-to-have items (you’d like fixed, but you’d still close without them).
- Buyer-to-handle items (minor issues you’ll accept or fix after closing).
Email us your lists—we’ll review and calibrate (e.g., flag expensive items, right-size requests).
Repairs vs. Credits
You can ask the seller to complete repairs or offer a credit at closing. Credits reduce your closing costs. Example: a $2,000 credit lowers what you bring to closing by $2,000 so you can handle repairs afterward.
Focus On
- Safety issues
- Structural concerns
- Non-working systems/appliances
Not the Goal
We don’t ask for cosmetic touch-ups (paint nicks, dented fridge door, gutter cleaning, routine furnace cleaning). Unless it’s new construction, no home is perfect—either accept minor cosmetics or keep looking.
What Happens Next
- We agree on a strategy and negotiate repairs/credits with the seller’s agent.
- If specialists/contractors need to bid, negotiations may take 3–7 days.
- If we reach agreement, we’ll draft a formal repair/credit agreement for signatures.
- Repairs must be completed by the final walkthrough; receipts should be provided in advance.
- If we cannot agree, you may cancel and receive a refund of your earnest money (per contract terms).
We can also request the seller provide a 1-year home warranty as part of inspection negotiations. Let us know if you’d like us to include this.
Questions while reviewing your report? Contact us—we’ll help you prioritize and plan the best negotiation approach.