Requesting repairs after a home inspection: What to request (and what’s reasonable)

When investing in something as important as a home, it’s critical that you hire a licensed professional to conduct a thorough examination of the property and provide you with a detailed report on the home’s condition. There are several possible outcomes if the inspector finds issues and your property needs home inspection repairs. They include the seller offering you a home credit, the seller fixing the issues, the deal proceeding as-is, or you walking away from the transaction.

In this article, we'll look at what happens if an inspector finds substantial issues and how to make a request for repairs after a home inspection.

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.

Requesting repairs after a home inspection

After the inspection, your agent can help you create a repair request — a written list of items you’d like the seller to address. Then determine which repairs are worth requesting and have your agent take this to the seller’s agent or directly to the seller if they do not have an agent.

Begin the discussion with issues that are a safety or health concern, which should be addressed immediately. If the seller won’t do the work, it’s reasonable to ask for a price reduction instead.

Make sure your purchase agreement includes an inspection contingency, which means the sale depends on the inspection results. If the seller won’t budge on repairs or price, the contingency lets you walk away with your earnest money back.

Be sure to get your repair requests in quickly after the inspection. Dragging your feet can delay your closing, which is bad for everybody.

Do sellers have to fix everything revealed by home inspections?

There’s some nuance here, but essentially, the answer is no.

Negotiating home repairs is quite common, but any resulting repairs are not mandatory, and sellers cannot be forced to fix anything from the inspection report.

It’s in the seller’s best interest to repair major issues to close the deal. If the home inspection reveals problems that the buyer doesn’t want to deal with or pay for, they could walk away from the sale. In fact, if you include a home inspection contingency in your purchase agreement, you can cancel the deal without losing your deposit.

As a result, the seller would have to start over and find a new buyer.

Common outcomes when negotiating repairs

When it comes to repair negotiations, there’s no single playbook — the outcome depends on what the inspection finds, how motivated each side is to buy/sell, where the market stands, and more.

That said, most negotiations land in one of a few places:

• Seller completes the repairs – The seller agrees to fix the home’s issues before closing. This is the most straightforward outcome, though you will want to confirm the work is done to your satisfaction before signing off.
• Seller provides a repair credit – Instead of doing the work themselves, the seller offers you a credit at closing — essentially cash in hand — to handle repairs on your own timeline.
• Seller reduces the price – This is similar to a credit, but the decrease is negotiated by the buyer is baked into the purchase price itself. In the end, you pay less for the home upfront with the understanding that you’re taking on the repair costs yourself.
• Buyer accepts the property as-is – Sometimes the repairs are minor enough — or the home is desirable enough — that you may move forward without requesting any form of compensation.
• Buyer walks away – If the inspection turns up something serious and the seller won’t negotiate, the inspection contingency offers you a graceful exit as you back out of a house offer.

What is a reasonable request for home repairs?

It’s understandable for buyers to request repairs for any problems in the home that lead to health or safety concerns or problems that would require expensive fixes. For instance, issues with the home’s plumbing and electrical systems, as well as the roof, main foundation, and structure, are typically seen as reasonable requests.

Here’s a rough guide: If an issue would pose a safety risk or require you to dig deep into your pockets to fix, it’s likely a reasonable repair to request. When in doubt, a real estate agent or REALTOR^® can help you identify which repairs to request.

Requests are typically viewed as reasonable when they include:

• Safety hazards (electrical fire risks, gas-related concerns, significant mold or moisture issues) – These are the kinds of problems that can affect your family’s health and safety from day one.
• Active leaks and water intrusion – Water finds a way, and leaks rarely stay contained if they’re not addressed. In other words, active leaks are legitimate repair requests.
• Structural integrity (foundation movement, major framing issues) – The bones of the home matter most, and problems here can be costly to fix.
• Major system failures (HVAC not functioning, significant plumbing defects) – If a core system isn’t working, that's not a negotiating chip — it’s a necessity.
• Code-related hazards – If something isn't up to current safety standards, it’s reasonable to ask that it be brought into compliance.

Given this context, it’s important to remember that “reasonable” isn’t one-size-fits-all. An older home will naturally show more wear, local norms vary by market, and you may need to temper your expectations in a competitive seller’s market. Consult with your agent to determine your next steps.

Common repairs needed after a home inspection

The most common repairs following a home inspection relate to the home’s critical systems and overall structure. It’s not a bad idea for a buyer to have a home inspection checklist so they’re sure all the important things are addressed. Here’s a list of some of the most frequently requested home repairs:

Roofing damage

A problematic roof is one of the more serious issues an inspector can find. Inspectors typically flag active leaks, missing or severely damaged shingles, and roofs that are at — or near — the end of their serviceable life.

These problems can lead to leaks, which can create interior damage and lead to mold. For this reason (and many others), a compromised roof can affect a buyer’s ability to get financing or homeowner’s insurance.

For buyers it’s reasonable to request that the seller repair active leaks, offer a replacement or credit if the roof is genuinely failing, or provide a professional roof evaluation if the inspector flagged issues but couldn’t make a definitive call.

It’s not generally accepted to request repairs for minor cosmetic aging, some moss without underlying damage, or slight discoloration. Also, age alone doesn't automatically justify a request — if the roof is old but still doing its job, that’s a tougher case to make.

Heating, ventilation, and air-conditioning (HVAC) problems

HVAC systems are expensive to replace, which makes them a natural focal point during negotiations. But the strength of your request depends on what’s actually wrong with the 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. Those are all legitimate asks. An older system that’s humming along and doing its job is a different story; indeed, advanced age doesn’t obligate a seller to replace an HVAC system.

It’s reasonable to request repair — or replacement — if the system isn’t operational or is unsafe. You can also 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.

Electrical and fire hazards

Electrical issues are among the most legitimate repair requests you can make — and for good reason. Unlike a cracked floor or a balky appliance, electrical problems can pose immediate safety risks. That’s why some lenders or insurers simply won’t sign off on a home with known electrical hazards.

Inspectors commonly flag electrical issues like improper or exposed wiring, overloaded or outdated panels, and code-related safety concerns. Clearly, these aren’t just cosmetic issues — they’re the kind of thing that can start a fire or create serious liability.

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 inspector recommends one. Not every electrical request is legitimate, however — adding outlets, updating fixtures, or modernizing switches are upgrades, not repairs, and sellers aren’t on the hook for them.

Plumbing issues

Plumbing problems can run the gamut from minor annoyances to serious structural concern, and it’s important for buyers to know the difference so they ask for proper addressing of these issues. Here are the problems inspectors commonly flag:

• Active leaks
• Water damage
• Pipe failures or pressure problems
• Sewer or septic issues

A dripping faucet or a slow drain is fixed fairly easily, while a failing pipe or a compromised sewer line can be a massive issue — the latter can cause real structural damage or create health hazards, and that’s where your repair request carries the most weight.

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 the negotiating capital.

Pest infestation

Pest inspection findings can mean the home has a minor nuisance — or a serious structural problem. Inspectors look for evidence of an active home infestation, including signs of structural damage caused by pests like termites. Meanwhile, the presence of rodents can also lead to health-related issues.

An important caveat here: home inspectors typically note signs of pest activity, but confirming the extent of an infestation usually requires a dedicated 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.

Minor or isolated signs without confirmed damage are harder to push on — but anything that suggests active infestation or compromise to the home’s structure is fair game.

Structural issues

Structural concerns are so serious that they can completely stop a deal in its tracks. It’s understandable — we’re talking about foundation movement, uneven or sloping floors, bowing walls, and significant cracks (accompanied by moisture or signs of shifting). Clearly, these are severe challenges that require substantial remediation. It’s worth noting that home inspectors don’t diagnose structural failures — that’s not their job. What they do is identify conditions that warrant a closer look from a specialist who can do a foundation inspection.

If you’re seeing these types of issues, it’s reasonable to request an evaluation by a structural engineer or foundation specialist. You could also ask for a repair or credit if a material defect is confirmed, and — if the issue turns out to be significant and the seller won’t negotiate — you could simply walk away.

In short, structural problems are one area where patience and due diligence really pay off. Don't rush past a red flag here.

What is an unreasonable request for home repairs?

While some requests are common and completely justifiable, some buyer requests after inspection are seen as simply unreasonable. 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. Some purchase agreements even explicitly include that the seller isn’t responsible for certain minor repairs.

Here are some repair requests that might not be worth making:

Cosmetic issues

Grease spots, old stains, and chipped paint may not be easy on the eyes, but they’re the types of cosmetic issues that are easy enough for a buyer to correct. Asking for minor cosmetic changes can put the home sale in jeopardy if the seller has other offers, so consider planning to fix these minor issues yourself after the sale closes.

One thing to keep in mind, though: sometimes, cosmetic issues can indicate deeper issues beneath the surface — for instance, some staining could indicate active moisture, which could lead to mold. Be sure to look closely for these warning signs.

Garages, sheds, and extra buildings

Asking to repair a garage, shed, or other type of extra building on the property is also typically seen as an unreasonable request. Why? Because the primary structure on the property is the reason you made an offer. Any additional structures are considered extra on top of the main home, and therefore these repairs are not a top priority.

Small cracks in the basement or driveway

If something as small as a crack in the driveway or basement would deter you from buying a home, you probably shouldn’t be buying that home in the first place. These repairs once again fall into the category of cosmetic issues and aren’t a reasonable repair request.

Watch for cracks that may indicate bigger issues, such as cracks that leak or appear to have been fixed and then opened again.

Loose fixtures

Loose doorknobs, railings, or other fixtures can be inconvenient, but not all that complicated to fix. Providing a short list of crucial repairs is the best way to reach an agreement with the seller, so stay away from nit-picking and consider fixing these issues yourself.

Who pays for the repairs?

Every case is different, so varying factors will determine who will pay for home repairs after the home inspection. The seller is not required to pay for such repairs, but it can be in their best interest to do so if it means nailing down the sale. In some cases, the seller may put cash toward the repairs, while other sellers may choose to negotiate a lower sales price instead.

Here are the primary factors that will impact who pays for home repairs:

The contract

The purchase agreement, signed by both the buyer and seller, may include contingencies in the contract. A home inspection contingency means that the buyer can walk away without losing their deposit if the inspection reveals problems with the home. If the seller knows the buyer could cancel the deal without penalty, they may be more willing to cover the cost of repairs.

The repair type

The type of repair you request can also determine who covers the costs. Keep in mind that sellers are more likely to agree to repairs that are tied to safety or major issues, as opposed to less urgent challenges.

State regulations and laws

Some states have specific, nonnegotiable laws when it comes to home repairs. For example, some states require the seller to repair problems that pose health or safety risks, like mold, severe water damage, or building code violations. Consult with your real estate agent about the rules in your specific state.

Tips for making repair requests

In summary, here are the things to keep in mind when you are compiling your repair requests:

• Document everything – Your seller’s first question will be about cost, so get contractor estimates to back up your requests. Don’t count on the inspector to offer insight here — go straight to the industry experts.
• Keep the list focused – A shorter list of high-impact items often creates a better negotiation than a long one. Prioritizing the issues that matter most signals that you’re reasonable.
• Communicate clearly – Work through your real estate agent, who will have experience handling post-inspection requests and knows how to frame them effectively.
• Stay realistic. Asking for inessential cosmetic repairs can undermine your negotiating position. Stick to the issues that affect safety, function, or significant cost.
• Consider repair credits – Rather than asking the seller to complete repairs before closing, you can request a credit instead. This lets you choose your own contractor and work on your own timeline — which some buyers prefer, especially for larger or more complex jobs.
• Attend the final walk-through – Just before closing, you’ll have a chance to confirm that any agreed-upon repairs have actually been completed.
• Walk away if you need to – If serious issues surface and you and the seller can’t reach an agreement, your inspection contingency gives you an out.

The bottom line: Home inspection requests are a critical part of the purchase process

Not every imperfection is worth a fight. Unless you’re buying new construction, some wear and tear comes with the territory. The repairs worth pushing for are the ones that affect your safety, your health, or your bottom line.

When you do make a request, make it count by documenting the issues, keeping the list focused on what matters most, and coming to the table with realistic options — whether it’s a repair, a credit, or a price adjustment.

And through all of it, work closely with your real estate agent. They have experience handling home inspection requests and may be able to offer guidance about your requests.

If you’re ready to buy a home, you can get preapproved for a mortgage with Rocket Mortgage.