How to Negotiate Repairs After the Home Inspection

After the Inspection Report Arrives

Your inspection report is in. There are 25 items listed, and 4 of them are significant. Now you get to negotiate.

The first rule: do not hand the full report to the seller. It gives them reasons to argue. Instead, work with your agent to prepare a focused repair request — usually on a standard form called a "Request for Repairs" or "Inspection Resolution."

What to Ask For

Categorize the inspection findings into three tiers:

Safety and structural issues (always ask): - Exposed wiring or electrical hazards - Gas leaks or plumbing leaks - Mold or active water intrusion - Structural cracks or foundation concerns - Broken windows or doors that do not lock

Major mechanical issues (usually ask): - HVAC system near end of life or not functioning - Water heater leaking or near failure - Roof with less than 5 years remaining life - Plumbing issues like slab leaks or corroded pipes

Minor issues (do not ask): - Worn carpet, scratched paint, dirty filters - Minor cracks in driveway - Sticky windows or doors - Older but functioning appliances

Sellers get annoyed by long lists of minor requests. Focus on the big stuff.

Repair Request vs. Credit vs. Price Reduction

Repair request: Seller hires a licensed contractor to fix the issue before closing. You get the work done, but you do not control the quality or timing.

Seller credit: Seller gives you money at closing (reducing your closing costs). You handle the repairs after closing. This is often the best option — you choose the contractor and ensure quality.

Price reduction: Seller lowers the purchase price. This reduces your monthly payment slightly but does not give you cash for repairs.

Your agent should recommend the best option for your situation. In most cases, a seller credit is the cleanest solution.

How Much to Ask For

Get estimates. If a new roof costs $12,000, ask for $12,000 (or a credit that covers it). If you are unsure, ask for a credit of 1.5–2x the estimated repair cost — that way you are covered if the actual repair costs more.

Do not inflate estimates. Sellers can (and will) push back on numbers that do not match reality.

The Seller's Likely Response

Sellers typically respond one of four ways:

• Full agreement: They will fix everything or provide the full credit. Celebrate. - Partial agreement: They fix the safety issues but push back on the roof or HVAC. Negotiate from here. - Cash alternative: Instead of repairs, they offer a flat dollar amount. Consider whether it covers your costs. - No repairs, no credit: "As-is." You decide whether to proceed or walk.

When to Walk Away

If the seller refuses to address major structural or safety issues that would cost $15k+ to fix — and the deal is not priced to account for them — it is reasonable to walk. Your inspection contingency protects you.

You can also walk if you simply do not want to deal with the work. Some buyers pay a premium for a move-in-ready home, and that is valid.

The Bottom Line

Do not nitpick. Focus on safety, structure, and major mechanicals. Ask for a seller credit instead of repairs when possible. Know your walk-away number before you start negotiating.