Reasonable requests after home inspection: What to ask for

A professional home inspection helps you identify significant safety, structural, or functional defects before you close. With a clear report, you can negotiate repairs, a credit for repairs or closing costs, seller concessions, or a price reduction. Learn more about what’s reasonable to request, what’s not, and how to choose between fixes and financial credits.

Key takeaways:

• Reasonable repair requests should emphasize significant safety hazards, structural defects, and nonworking core systems instead of cosmetic flaws or normal wear and tear.
• You can resolve inspection problems by negotiating direct seller repairs, closing credits, or price reductions based on contractor estimates and market conditions.
• Sellers usually aren’t legally obligated to make repairs, so an inspection contingency in your contract will give you the flexibility to accept the home as is or walk away from the deal.

What is a reasonable request for home repairs?

When you receive your home inspection report, it’s important to distinguish serious defects from cosmetic issues and normal aging.

In general, if an issue would pose a safety risk or require you to dig deep into your pockets to fix it, it’s likely a reasonable repair to request.

Your real estate agent can help you identify which repairs are most important to address.

Health and safety hazards

Safety hazards, including electrical fire risks, gas-related concerns, mold, or moisture issues, are the kinds of problems that can affect your family’s health and well-being from day one.

Fire risks, exposed or faulty wiring, overloaded or outdated panels, missing smoke and carbon monoxide detectors, asbestos, lead paint, high radon levels, and other documented health or safety concerns also are crucial to correct.

And if something isn't up to current code-related safety standards, it’s reasonable to ask that it be brought into compliance.

Major structural, roofing, and water issues

Structural concerns include foundation movement, uneven or sloping floors, bowing walls, and significant cracks accompanied by moisture or signs of shifting.

If you’re seeing these types of issues, it’s reasonable to request an evaluation by a structural engineer or foundation specialist.

You also could ask for a repair or credit if a material defect is confirmed. If the issue turns out to be significant and the seller won’t negotiate, you could simply walk away from the deal with an inspection contingency.

A problematic roof is another serious issue. Home inspectors typically flag leaks, missing or damaged shingles, and roofs that are at or near the end of their serviceable lifespan. It’s reasonable to request that the seller repair active leaks, offer a replacement or credit if the roof is failing, or provide a professional roof evaluation if the inspector flagged issues but couldn’t make a definitive call.

Failed mechanical systems

Be wary of major system failures, such as a malfunctioning or unsafe HVAC system. Inspectors commonly flag systems that aren’t functioning, can’t adequately heat or cool the home, or present a safety concern such as a carbon monoxide risk or electrical issue. These are reasonable repairs or replacements to request.

You also can request a specialist evaluation if the inspector can’t confirm safe operation, or a repair credit if full replacement isn’t warranted but work is clearly needed.

You may have less leverage if the system is old but functional, though it’s worth discussing with your agent if you want to factor that into broader negotiations.

Plumbing problems can run the gamut from minor annoyances to serious structural concerns. Problems inspectors commonly flag include leaks, water damage, pipe failures or pressure problems, and sewer or septic issues. It’s reasonable to request repair of active leaks or failing pipes, a dedicated sewer or septic inspection if the initial report raises red flags, or a credit or price reduction when the scope of repairs is significant.

Minor inconveniences like a slow drain or an older-but-functional fixture are generally not worth negotiating.

Pest infestations

Home inspectors typically note signs of pest activity, but confirming the extent of an infestation usually requires a pest inspection by a specialist.

If there’s evidence of active pests or damage, it’s reasonable to request a full pest inspection, treatment of any confirmed infestation, repair of structural damage caused by pests, or a credit if the scope of the problem is significant.

Undisclosed major defects

Material defects affecting safety or value should become part of the negotiation when they were excluded from the seller disclosure form.

Which repair requests are usually unreasonable?

Some buyer requests after inspection are considered excessive or unfair. Keep in mind that making unreasonable repair requests can hurt your chances as a buyer, particularly if it’s a seller’s market where you’re facing competition from other buyers.

Cosmetic issues and normal wear and tear

Grease spots, old stains, and chipped paint are cosmetic issues you can handle on your own after the sale. But asking for minor cosmetic changes before closing could put the deal in jeopardy if the seller has other offers.

Consider, however, that cosmetic issues can sometimes suggest deeper issues beneath the surface. For example, staining may indicate active moisture, which could lead to mold. Be sure to look closely for these warning signs.

Age alone and typical wear and tear don’t automatically justify a request. If the roof is old but still doing its job, that’s a tougher case to make.

Minor fixtures and accessory structures

You can address loose doorknobs, railings, or other fixtures yourself after moving in. Providing a short list of crucial repairs is the best way to reach an agreement with the seller, so try not to nitpick on relatively insignificant details.

Asking to repair a garage, shed, or other type of extra building on the property is also typically seen as unreasonable.

Small cracks in the driveway or basement fall into the category of cosmetic issues and aren’t a reasonable repair request. But cracks that leak or appear to have been fixed but have reopened are a larger warning sign.

Upgrades and renovations

Adding outlets, modernizing switches, replacing outdated fixtures, or replacing a functional older system generally represents an upgrade rather than a necessary repair. It’s reasonable to request repair of unsafe or noncompliant wiring, correction of fire hazards, or a full evaluation by a licensed electrician if the home inspector recommends one.

How to review the report and request repairs

If the inspection reveals problems that warrant necessary repairs, you can use the findings to negotiate a price with the seller that’s more appropriate or arrange for repairs to be made before closing. If the damage is extensive, you could cancel the sale entirely if you included an inspection contingency in your purchase and sale agreement.

Sort and prioritize the inspection findings

Review the inspection report and sort the issues found by severity. That means grouping items into categories by descending order of importance, starting with safety issues and then proceeding to major systems, routine maintenance, and cosmetic concerns. Within these categories, identify which issues you’ll include in your repair request as opposed to which ones you’ll accept.

Get contractor estimates for major repairs

Obtain real estimates from different contractors before you negotiate so that you can better understand the scope of expensive findings and back up a requested repair, seller credit, or price adjustment.

Consider the state of the market

Negotiations can change based on current housing market conditions. If you’re in a buyer’s market, sellers are more motivated to negotiate on price, make repairs, or offer credits. In a seller’s market, the dynamic flips. Sellers often have multiple offers and, therefore, less incentive to improve their property. As a result, you may need to focus your requests on the most serious issues.

Submit a short, documented request in writing

Work closely with your agent, focus on the most significant issues, cite the relevant inspection findings, include supporting photos or estimates when available, and state your preferred resolution. Your agent can formally submit the repair request and negotiate the seller’s response, whether it includes repairs, a repair credit, seller concessions, or a price adjustment.

Confirm completed work at the final walk-through

Before you close, use a final walk-through checklist to verify that agreed-upon repairs were completed, ask for receipts or documentation where applicable, and request an escrow holdback if any repairs aren’t finished by closing.

What to do if the seller refuses to negotiate

But what if the seller refuses to budge, even if your home inspection uncovers serious flaws that diminish the property’s value or raise safety concerns?

Review your inspection contingency

The existence of a home inspection contingency and its deadlines in your contract can affect your ability to renegotiate or cancel, and whether your earnest money is protected. Thoroughly review your contract and consult your agent on this matter.

Decide whether to accept the home as is or walk away

Carefully weigh the purchase price, market conditions, documented repair scope, safety concerns, available funds, and unresolved risks involved. Remember that purchasing a home as is means the seller won't provide credits or make repairs, but it doesn’t mean you should skip a professional inspection before committing.

FAQ

Still in the dark about what to request after a home inspection is completed? Let’s address some additional common questions.

What is the biggest red flag in a home inspection?

Significant structural problems, severe water intrusion, and unsafe or failed major systems are among the most serious red flags.

Is it appropriate to ask for concessions after a home inspection?

Yes, it may be appropriate to request concessions when significant inspection findings are documented. Just be aware that the seller can negotiate or reject your request.

Is it appropriate to ask for repairs after a home inspection?

Asking for reasonable repairs is a common part of the purchase process when supported by inspection findings. Just avoid requesting fixes for insignificant cosmetic flaws or normal age-related wear.

The bottom line on reasonable requests after a home inspection

Not every imperfection is worth a fight. Unless you’re buying new construction, some wear and tear comes with the territory. Reasonable home inspection requests focus on documented safety, health, structural, water, pest, and major system problems rather than cosmetic flaws or desired upgrades.

Before making requests, be sure to document the issues, prioritize what matters most, support them with the inspection report and estimates, work with your agent, and use the terms in your contract to decide whether to negotiate, accept the property, or walk away.

Ready to buy a home? Get preapproved for a home loan today with Rocket Mortgage.

This article is for informational purposes only and is not intended to provide, and should not be relied on for, medical, legal, financial, investment or tax advice. You should consult with a qualified professional for advice specific to your situation. Consumers should independently verify that any services, products, or programs referenced meet their needs and comply with applicable requirements.

Rocket Mortgage is a trademark or service mark of Rocket Mortgage LLC or its affiliates.

What is a reasonable request for home repairs?

When you receive your home inspection report, it’s important to distinguish serious defects from cosmetic issues and normal aging.

In general, if an issue would pose a safety risk or require you to dig deep into your pockets to fix it, it’s likely a reasonable repair to request.

Your real estate agent can help you identify which repairs are most important to address.

Health and safety hazards

Safety hazards, including electrical fire risks, gas-related concerns, mold, or moisture issues, are the kinds of problems that can affect your family’s health and well-being from day one.

Fire risks, exposed or faulty wiring, overloaded or outdated panels, missing smoke and carbon monoxide detectors, asbestos, lead paint, high radon levels, and other documented health or safety concerns also are crucial to correct.

And if something isn't up to current code-related safety standards, it’s reasonable to ask that it be brought into compliance.

Major structural, roofing, and water issues

Structural concerns include foundation movement, uneven or sloping floors, bowing walls, and significant cracks accompanied by moisture or signs of shifting.

If you’re seeing these types of issues, it’s reasonable to request an evaluation by a structural engineer or foundation specialist.

You also could ask for a repair or credit if a material defect is confirmed. If the issue turns out to be significant and the seller won’t negotiate, you could simply walk away from the deal with an inspection contingency.

A problematic roof is another serious issue. Home inspectors typically flag leaks, missing or damaged shingles, and roofs that are at or near the end of their serviceable lifespan. It’s reasonable to request that the seller repair active leaks, offer a replacement or credit if the roof is failing, or provide a professional roof evaluation if the inspector flagged issues but couldn’t make a definitive call.

Failed mechanical systems

Be wary of major system failures, such as a malfunctioning or unsafe HVAC system. Inspectors commonly flag systems that aren’t functioning, can’t adequately heat or cool the home, or present a safety concern such as a carbon monoxide risk or electrical issue. These are reasonable repairs or replacements to request.

You also can request a specialist evaluation if the inspector can’t confirm safe operation, or a repair credit if full replacement isn’t warranted but work is clearly needed.

You may have less leverage if the system is old but functional, though it’s worth discussing with your agent if you want to factor that into broader negotiations.

Plumbing problems can run the gamut from minor annoyances to serious structural concerns. Problems inspectors commonly flag include leaks, water damage, pipe failures or pressure problems, and sewer or septic issues. It’s reasonable to request repair of active leaks or failing pipes, a dedicated sewer or septic inspection if the initial report raises red flags, or a credit or price reduction when the scope of repairs is significant.

Minor inconveniences like a slow drain or an older-but-functional fixture are generally not worth negotiating.

Pest infestations

Home inspectors typically note signs of pest activity, but confirming the extent of an infestation usually requires a pest inspection by a specialist.

If there’s evidence of active pests or damage, it’s reasonable to request a full pest inspection, treatment of any confirmed infestation, repair of structural damage caused by pests, or a credit if the scope of the problem is significant.

Undisclosed major defects

Material defects affecting safety or value should become part of the negotiation when they were excluded from the seller disclosure form.

Which repair requests are usually unreasonable?

Some buyer requests after inspection are considered excessive or unfair. Keep in mind that making unreasonable repair requests can hurt your chances as a buyer, particularly if it’s a seller’s market where you’re facing competition from other buyers.

Cosmetic issues and normal wear and tear

Grease spots, old stains, and chipped paint are cosmetic issues you can handle on your own after the sale. But asking for minor cosmetic changes before closing could put the deal in jeopardy if the seller has other offers.

Consider, however, that cosmetic issues can sometimes suggest deeper issues beneath the surface. For example, staining may indicate active moisture, which could lead to mold. Be sure to look closely for these warning signs.

Age alone and typical wear and tear don’t automatically justify a request. If the roof is old but still doing its job, that’s a tougher case to make.

Minor fixtures and accessory structures

You can address loose doorknobs, railings, or other fixtures yourself after moving in. Providing a short list of crucial repairs is the best way to reach an agreement with the seller, so try not to nitpick on relatively insignificant details.

Asking to repair a garage, shed, or other type of extra building on the property is also typically seen as unreasonable.

Small cracks in the driveway or basement fall into the category of cosmetic issues and aren’t a reasonable repair request. But cracks that leak or appear to have been fixed but have reopened are a larger warning sign.

Upgrades and renovations

Adding outlets, modernizing switches, replacing outdated fixtures, or replacing a functional older system generally represents an upgrade rather than a necessary repair. It’s reasonable to request repair of unsafe or noncompliant wiring, correction of fire hazards, or a full evaluation by a licensed electrician if the home inspector recommends one.

What to do after a home inspection

A home inspection generally includes an in-depth examination of the physical structure and systems of a home, and it’s meant to uncover any hidden problems the buyer may not see themselves. It’s a standard part of buying a home.

If a home inspection unearths necessary repairs in the property, you can use the findings to negotiate a lower price with the seller or to arrange for repairs to be taken care of prior to closing. If the damage is extensive, however, you may choose to cancel the sale entirely.

It’s important to understand the difference between an appraisal vs. an inspection. An appraisal determines the fair market value of a home while an inspection evaluates a home’s physical condition.

Here’s how to break down your inspection report:

• Review the report and sort by severity. Group items into categories by descending order of importance, starting with safety issues and then proceeding to major systems, routine maintenance, and cosmetic concerns. Within these categories, identify which issues you’ll include in your repair request as opposed to which ones you’ll accept.
• Pick your battles. If you’re going to ask the seller to address some issues, be judicious. Focus on the items that matter most to you, and be ready to let the small stuff go.
• Get contractor estimates for high-impact repairs. Your inspector can identify problems, but pricing is a different story. Obtain real numbers from contractors before you negotiate so you have a clear idea of the costs of the work.
• Submit your request in writing. Your agent will formally submit the repair request and negotiate the seller’s response, whether it includes repairs, a repair credit, seller concessions, or a price adjustment.
• Confirm everything at the final walk-through. Before you close, verify that agreed-upon repairs were completed — and ask for receipts where applicable.

Understanding the state of the market

The housing market plays a big role in how you approach repair requests. Negotiations change based on whether you’re in a buyer’s market vs. a seller’s market. If you’re in a buyer’s market — when housing supply exceeds demand — sellers are more motivated to negotiate, and they’re more likely to make repairs or offer credits. In a seller’s market, the dynamic flips. Sellers often have multiple offers and therefore less incentive to improve their property. As a result, you may need to focus your requests on the most serious issues rather than a full wish list.

Housing market inflation can lead to higher repair estimates than you might expect — something to factor into your negotiations.

How to review the report and request repairs

If the inspection reveals problems that warrant necessary repairs, you can use the findings to negotiate a price with the seller that’s more appropriate or arrange for repairs to be made before closing. If the damage is extensive, you could cancel the sale entirely if you included an inspection contingency in your purchase and sale agreement.

Sort and prioritize the inspection findings

Review the inspection report and sort the issues found by severity. That means grouping items into categories by descending order of importance, starting with safety issues and then proceeding to major systems, routine maintenance, and cosmetic concerns. Within these categories, identify which issues you’ll include in your repair request as opposed to which ones you’ll accept.

Get contractor estimates for major repairs

Obtain real estimates from different contractors before you negotiate so that you can better understand the scope of expensive findings and back up a requested repair, seller credit, or price adjustment.

Consider the state of the market

Negotiations can change based on current housing market conditions. If you’re in a buyer’s market, sellers are more motivated to negotiate on price, make repairs, or offer credits. In a seller’s market, the dynamic flips. Sellers often have multiple offers and, therefore, less incentive to improve their property. As a result, you may need to focus your requests on the most serious issues.

Submit a short, documented request in writing

Work closely with your agent, focus on the most significant issues, cite the relevant inspection findings, include supporting photos or estimates when available, and state your preferred resolution. Your agent can formally submit the repair request and negotiate the seller’s response, whether it includes repairs, a repair credit, seller concessions, or a price adjustment.

Confirm completed work at the final walk-through

Before you close, use a final walk-through checklist to verify that agreed-upon repairs were completed, ask for receipts or documentation where applicable, and request an escrow holdback if any repairs aren’t finished by closing.

What to do if the seller refuses to negotiate

But what if the seller refuses to budge, even if your home inspection uncovers serious flaws that diminish the property’s value or raise safety concerns?

Review your inspection contingency

The existence of a home inspection contingency and its deadlines in your contract can affect your ability to renegotiate or cancel, and whether your earnest money is protected. Thoroughly review your contract and consult your agent on this matter.

Decide whether to accept the home as is or walk away

Carefully weigh the purchase price, market conditions, documented repair scope, safety concerns, available funds, and unresolved risks involved. Remember that purchasing a home as is means the seller won't provide credits or make repairs, but it doesn’t mean you should skip a professional inspection before committing.

FAQ

Still in the dark about what to request after a home inspection is completed? Let’s address some additional common questions.

What is the biggest red flag in a home inspection?

Significant structural problems, severe water intrusion, and unsafe or failed major systems are among the most serious red flags.

Is it appropriate to ask for concessions after a home inspection?

Yes, it may be appropriate to request concessions when significant inspection findings are documented. Just be aware that the seller can negotiate or reject your request.

Is it appropriate to ask for repairs after a home inspection?

Asking for reasonable repairs is a common part of the purchase process when supported by inspection findings. Just avoid requesting fixes for insignificant cosmetic flaws or normal age-related wear.

The bottom line on reasonable requests after a home inspection

Not every imperfection is worth a fight. Unless you’re buying new construction, some wear and tear comes with the territory. Reasonable home inspection requests focus on documented safety, health, structural, water, pest, and major system problems rather than cosmetic flaws or desired upgrades.

Before making requests, be sure to document the issues, prioritize what matters most, support them with the inspection report and estimates, work with your agent, and use the terms in your contract to decide whether to negotiate, accept the property, or walk away.

Ready to buy a home? Get preapproved for a home loan today with Rocket Mortgage.

This article is for informational purposes only and is not intended to provide, and should not be relied on for, medical, legal, financial, investment or tax advice. You should consult with a qualified professional for advice specific to your situation. Consumers should independently verify that any services, products, or programs referenced meet their needs and comply with applicable requirements.

Rocket Mortgage is a trademark or service mark of Rocket Mortgage LLC or its affiliates.