A home inspection report can run 40 pages or more and flag dozens of items. That can feel alarming, but most reports include plenty of minor maintenance notes. The goal is to separate what's truly important from what's normal wear, then decide what to ask the seller for, all within your contract's inspection or option period.
Sort the Findings Into Three Groups
- Safety issues: electrical hazards, gas leaks, missing smoke or carbon monoxide detectors, structural concerns, and similar items. These come first.
- Major systems and expensive repairs: roof, foundation, HVAC, plumbing, electrical panels, water intrusion. These affect your budget most.
- Minor and cosmetic items: loose hardware, worn caulk, small cosmetic defects. These are usually yours to handle after closing.
Get Specialist Opinions When Recommended
General inspectors often recommend further evaluation by a roofer, foundation specialist, HVAC technician, or electrician. Schedule those quickly. Your inspection or option period is usually short, and a specialist's written estimate gives you something concrete to negotiate with.
Your Negotiation Options
- Ask the seller to make repairs before closing, ideally by licensed professionals with receipts.
- Ask for a credit or price reduction so you can handle repairs yourself. Your lender may have rules about how credits can be used.
- Accept the home as-is if the findings are minor or already reflected in the price.
- Walk away if the contract allows it and the problems are too big.
Focus requests on meaningful items. A long list of small fixes can sour negotiations and distract from the issues that actually matter.
Track Everything
Keep a clear list of each item, its priority, any estimates, what you asked for, the seller's response, and how it was resolved. Confirm completed repairs at your final walk-through.
Stay Organized
Use the Home Inspection Checklist alongside your inspector's report, then track follow-up with the Home Inspection & Repair Follow-Up Tracker. Planning the rest of your purchase? Read Closing Costs for Homebuyers.
Written by Marchelle Cook, a Realtor for 26 years and a real estate investor and property manager since 2012. This article is for educational purposes only and is not legal or inspection advice. Deadlines and rights depend on your contract; confirm them with your real estate professional.
Read our editorial standards and how we explain the numbers.