By Lisa Smith & Co.
We walk buyers through a home inspection report almost every week, and the same question always comes up right after: what can we actually ask the seller to fix. The answer depends less on the length of the report and more on how the request gets framed and documented. We have negotiated repair credits and fixes across dozens of transactions in Marin, and the buyers who come out ahead are the ones who know which battles are worth fighting. Here is how we approach repair negotiations once an inspection report comes back.
Key Takeaways
- Reasonable, well-documented requests get better results than a long wish list
- Safety, function, and cost should drive which repairs to prioritize
- Sellers can respond with repairs, a credit, or a lower price
- A calm, professional approach outperforms an aggressive one
Start With What the Report Actually Says
Before we draft a single request, we go through the inspection report line by line with our clients.
What We Look For First
- Issues tied to safety, structural integrity, or major systems
- Items that affect the home's long-term value, beyond its appearance
- Anything the inspector flagged as urgent versus routine maintenance
- Costs that are significant enough to justify a formal request
This first pass usually cuts a long list of inspection notes down to the handful of items actually worth raising with the seller.
Choosing Which Repairs Are Worth Requesting
Not every item in an inspection report deserves a place in a repair request.
What Belongs in a Strong Request
- A running toilet or a leaking pipe, rather than routine wear on fixtures
- Roof or foundation issues with a real cost attached
- Electrical or safety concerns flagged directly by the inspector
- Items with a clear repair cost that a contractor can confirm
We tell buyers that a shorter, well-justified list nearly always performs better than a long one padded with cosmetic complaints.
Working With Contractors Before You Ask
Getting a contractor estimate before sending a request strengthens nearly every negotiation.
Why We Get Estimates Early
- A real number gives the seller something concrete to respond to
- Estimates prevent disagreements over what a repair should actually cost
- A documented quote holds up better if negotiations stretch into multiple rounds
- Buyers gain a clearer picture of their actual costs either way
This step alone often speeds up negotiations, since sellers have less room to argue with a licensed contractor's number.
Building a Request Sellers Take Seriously
How a request is presented matters almost as much as what it asks for.
What Goes Into Every Request We Send
- A copy of the relevant section of the inspection report
- A contractor estimate for anything requiring real repair work
- A clear, specific ask, whether that is a repair, a credit, or a price adjustment
- A tone that stays calm and professional rather than confrontational
Sellers respond differently to a request that looks organized and reasonable than to one that reads like a list of complaints.
The Three Ways a Seller Can Respond
Once a request goes out, sellers generally respond in one of a few ways.
Common Outcomes After a Repair Request
- Completing the repairs themselves before closing
- Offering a credit at closing so buyers can handle repairs on their own timeline
- Adjusting the purchase price to account for the needed work
- Declining the request, which opens a further round of negotiation
We help buyers decide which outcome actually serves them best, since a credit is not always the right answer even when a seller offers one.
Keeping the Negotiation on Track
Repair negotiations can stall quickly if either side gets defensive, so keeping the tone steady matters.
How We Keep Negotiations Moving
- Staying focused on the inspection findings rather than personal opinions about the home
- Being willing to let go of minor items to protect standing on the bigger ones
- Setting a clear deadline for the seller's response
- Keeping communication direct rather than letting it stretch out over days
We remind clients that the goal is a fair outcome, not a symbolic win over the seller.
When Repair Requests Can Fall Apart
Even a well-built request can run into trouble if a few common mistakes creep in.
What Derails a Repair Negotiation
- Asking for too many small items instead of focusing on the ones that matter
- Requesting brand-new upgrades rather than reasonable repairs
- Letting the timeline drag past the inspection contingency deadline
- Losing the paper trail that ties a request back to the inspection report
We build every request to avoid these pitfalls from the start, since a rejected request can be harder to recover from than one that never gets sent.
FAQs
What Repairs Are Worth Negotiating After an Inspection?
We focus on items tied to safety, structural issues, or major systems, since sellers respond to these far more readily than requests built around cosmetic details. A contractor estimate attached to the request makes it even harder to dismiss.
Should We Ask for a Credit or a Repair?
It depends on the issue. A credit gives buyers control over the timeline and choice of contractor, while a direct repair makes sense for items a buyer would rather not manage themselves. We help clients weigh both options against their own timeline and comfort level.
What Happens if a Seller Refuses to Negotiate Repairs?
Buyers still have options, including renegotiating the price or, in some cases, walking away if the inspection contingency allows it. We walk clients through each option before deciding how to respond, since the right choice depends on how much they want the home.
Handle Your Home Inspection With Lisa Smith & Co.
We have guided buyers through repair negotiations across dozens of transactions in Marin, and we know which requests sellers take seriously and which ones tend to stall a deal. Getting this part of the process right can mean thousands of dollars in savings or repairs handled before you ever move in.
If you are preparing to buy a home and want a team that knows how to negotiate after an inspection, we would love to help. Reach out to us to learn more about how we guide buyers through the inspection process.
If you are preparing to buy a home and want a team that knows how to negotiate after an inspection, we would love to help. Reach out to us to learn more about how we guide buyers through the inspection process.
