How to Negotiate Repairs After a Home Inspection

Here’s what to do if it shows underlying issues at work

electrician working on home with woman in the background

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If you’re buying a new house, you may want to get a third-party home inspection. If your home gets a clean bill of health, you’ll feel assured that you’re buying a safe, well-maintained property, and investing your money wisely.

But what happens when that inspection reveals a problem? What are your options and how do you move forward (or back out) if the results are less than ideal? 

The answer depends on your sales contract, as well as the repairs that are needed, the seller’s willingness to negotiate, and several other factors. Here’s what to do if you find yourself potentially negotiating repairs after a home inspection.

Your Options After a Home Inspection

A home inspection can help identify deficiencies in a home you’re considering purchasing. If the inspection reveals problems are at work or repairs are needed, you may be able to negotiate with the seller to fix those issues. You can also ask for credits toward your closing costs in order to make up for them.

If you have a home inspection contingency in place, and the issues your inspector finds are deal-breakers, you may be able to back out of the purchase entirely. If you decide to go this route, you should be able to receive the deposit you put toward the purchase back in full.

Here are your options after a home inspection reveals problems:

  1. Ask the seller to make the repairs themselves
  2. Ask for credits toward your closing costs
  3. Ask the seller to reduce the sales price to make up for the repairs
  4. Back out of the transaction (if you have an inspection contingency in place)
  5. Move forward with the deal

Negotiating for Repairs or Credits

In most cases, repair credits are a good option for both parties. Sellers are often hesitant to complete repairs because of the hassle and extra time they can add to the sales process. Buyers may also prefer to handle the repairs themselves to ensure the project is done to their standards. 

In order to negotiate for repairs or credits, start by getting an estimate from a local contractor or construction professional for how much the repairs will cost. If you’re working with a real estate agent, he or she should handle the negotiations on your behalf. Make sure your agent has a copy of the inspection report to use as leverage when working with the listing agent and their sellers. 

If you’re going solo with your home purchase, you’ll need to work with the listing agent directly to negotiate. Use your contractor’s quote and your home inspection report to guide you.

What to Expect

Generally, sellers may be willing to negotiate on major issues, such as a leaky roof, a cracked foundation, electrical problems, or other items that pose a safety hazard or come with a high repair bill. That’s in their interest, since your lender may not approve your loan if the home has structural defects, serious safety hazards, or building code violations.

Sellers will be less likely to budge on aesthetic or superficial items that don’t impact the overall fortitude of the house. However, they might be more flexible if the home has been on the market for some time, or the local housing market is soft. 

Sellers typically won’t consider negotiating on issues that were visible, or known before you made your offer on the home.

Before negotiating, you may want to consider:

  • The state of your local housing market
  • Your desire for the home
  • The size and cost of the repairs
  • The severity of the problem
  • Your future renovation and remodeling plans
  • Your budget
  • The time the home has been on the market
  • The home’s history and age

A Note for Sellers

If you’re selling your home and a buyer’s home inspection reveals defects, you also have options.

You can:

  • Lower the price
  • Offer credits for closing costs
  • Agree to certain repairs
  • Barter with appliances or other items in the home

Alternatively, you can opt to do nothing. Keep in mind, however, that depending on the issues at hand, the buyer may be able to back out of the deal. If this occurs, you can re-list the home or revert to a back-up offer, but you may be legally required to disclose the issues found during the home inspection to any future buyers. 

In order to prevent a buyer’s inspection from throwing off your deal, you may want to consider a pre-listing inspection to identify any problems in the home before putting it on the market. This can reduce delays and hassle later on.

Article Sources

  1. Consumer Financial Protection Bureau. "Closing on Your New Home: Schedule a Home Inspection," Accessed Nov. 19, 2019.

  2. North Carolina Real Estate Commission. "Questions and Answers on Earnest Money Deposits (PDF)," Accessed Nov. 19, 2019.

  3. United States Environmental Protection Agency. "Real Estate Disclosures about Potential Lead Hazards," Accessed Nov. 19, 2019.

  4. State of California Department of Real Estate. "Disclosures in Real Property Transactions," Page 1. Accessed Nov. 19, 2019.