How to Negotiate Repairs After a Home Inspection

After weeks of searching, you’ve found the perfect home, submitted an offer, and gone under contract. But then comes the home inspection — and with it, a report that’s anything but perfect. Don’t panic. Nearly 95% of buyers order inspections before closing, according to Zillow, and most find issues ranging from minor wear to more serious concerns. The real challenge? Navigating how to negotiate home inspection repairs so that both buyer and seller walk away satisfied — and the deal stays on track.

In markets like Alabama, Tennessee, and Georgia — where fast-moving transactions and older home inventories are common — understanding how to handle inspection findings is critical. This guide walks you through how to read your inspection report, determine what’s reasonable to ask, respond as a seller, and ultimately negotiate a smooth path to closing.

Understanding Inspection Reports: What’s Normal vs. Red Flags

A licensed home inspector provides a detailed report covering all aspects of a property’s systems and structure — everything from roof condition to outlets that don’t work. But not every item listed is cause for alarm or a deal breaker.

What’s Considered Normal Wear and Tear

Most homes, especially older ones, come with a few quirks. Common, generally non-urgent findings include:

• Worn roofing materials (but no active leaks)
• Minor HVAC inefficiencies or age of equipment
• Outdated appliances or fixtures
• Scuffed floors or chipped paint
• Loose doorknobs or squeaky hinges

While these may be factored into the home’s price, they usually aren’t grounds for demanding repairs unless they affect safety or function.

Red Flags to Prioritize

The National Association of Realtors emphasizes focusing negotiation efforts on structural, mechanical, or safety issues. These include:

• Foundation cracks or structural instability
• Electrical problems posing fire or shock hazards
• Evidence of mold, pests, or water intrusion
• Plumbing leaks or failing water heaters
• Roof damage allowing water penetration

Issues like these can become costly if left unaddressed, and are typically fair game when negotiating post-inspection repairs or credits.

Smart Strategies for Requesting Repairs or Credits

Once you understand the inspection’s findings, it’s time to decide how best to respond. Depending on the issues and your timeline, you may want to request that the seller makes the repairs — or ask for a repair credit so you can handle the work after closing.

Know When to Ask for Repairs

Requesting repairs before closing is often appropriate when the issue is severe or time-sensitive, such as:

• A leaking roof
• Unsafe electrical wiring
• Broken HVAC or plumbing failure

In these cases, it’s helpful to ask the seller to work with a licensed contractor and provide receipts or warranties as proof. You can also set clear terms in the amendment, like completion deadlines before closing.

When Credits Make More Sense

Sometimes it’s smarter — and faster — to take a credit at closing rather than delay the process. Redfin points out many buyers prefer credits to keep their closing timelines intact. Credits are especially useful when:

• You plan on remodeling anyway
• Repairs may be subjective in how they’re handled
• You’d prefer to choose your own contractor

For example, instead of asking the seller to patch an aging roof, you might estimate the cost and negotiate a seller credit that offsets the expense. Your agent can help present a cost breakdown to justify the amount.

Be Selective and Strategic

It’s tempting to submit a laundry list of repair requests, but overreaching can sour the deal. Select 3–5 key items that are fair, documented, and supported by the report. This shows you’re negotiating in good faith and keeps the seller more willing to cooperate.

If you’re still house hunting and want guidance on how inspections play into your purchase strategy, this buyer’s guide offers a broader overview.

Seller Tactics: When to Push Back or Make Concessions

For sellers, the inspection report can feel like a second round of price negotiations. But staying calm, strategic, and proactive can often turn a rough report into a resolved transaction.

When to Push Back

Not every item a buyer requests needs to be fixed or refunded. Sellers may push back when:

• The issue is cosmetic or already priced into the listing
• The request includes upgrades, not repairs (e.g., replacing old — but working — appliances)
• The buyer is asking for unreasonable credits vs. actual repair cost

In these cases, sellers can counter with data — such as previous quotes, recent sales, or condition disclosures — to show they’re being fair.

When to Make Repairs or Offer Credits

According to Realtor.com, deals often fall through when sellers are unwilling to address serious issues. Investing in a few key repairs — especially those that affect safety or functionality — can help avoid buyer walkaways or mortgage underwriting problems.

Credits are a flexible tool for keeping the deal alive. If you’re ready to move quickly and don’t want to oversee repairs yourself, offering a thoughtful credit or price reduction can go a long way.

In Alabama, Tennessee, and Georgia’s current market, speed and simplicity are valued — especially in competitive areas where buyers may have backup offers or tight deadlines. Quick decisions can make or break timelines.

Pre-Inspect for Leverage

Some sellers opt for a pre-listing inspection, especially when selling older homes. This allows them to address critical problems ahead of time and reduce surprise findings. It can also demonstrate good faith to buyers later on.

For more insights on preparing your home sale with fewer surprises, visit this seller resource.

Creating a Win-Win Outcome: Tips for Smooth Negotiations

Successfully negotiating home inspection repairs takes patience, strategy, and clear communication. Whether you’re buying or selling, keeping the transaction collaborative — not combative — can help both sides feel good about moving forward.

Manage Expectations Up Front

Agents can set the tone early by educating clients that inspections rarely come back “clean,” yet they don’t signal that the house is unlivable. Understanding local norms is helpful too — what’s acceptable in a decades-old home in Georgia’s historic districts, for instance, may differ from a newer build in suburban Tennessee.

Back Requests with Facts

Always tie repair requests to specific inspection findings. Attaching photos, contractor estimates, or inspection excerpts makes it harder for the seller to dismiss valid concerns and shows you’re making your case thoughtfully.

Be Flexible

Both parties should be open to compromise. Maybe the seller agrees to repair the HVAC, while the buyer accepts an aging water heater “as is.” Splitting costs or offering partial credits can also strike a middle ground.

Watch the Clock

Delays in repair negotiations can threaten closing dates, especially if the lender requires clearance on certain issues. In today’s tight timelines, especially in hot real estate markets, it’s essential to keep communication moving quickly — ideally within 2–5 days of receiving the inspection report.

Use Your Contract as a Guide

Most purchase contracts include specific timeframes for inspections, responses, and resolution periods. Stick to those deadlines and use the agreement language to help structure the process. If you’re unsure how this works in a flat-fee or traditional listing agreement, this process overview can clarify the steps.

Key Takeaways

• Nearly all buyers order home inspections — and most reports identify issues
• Focus negotiation efforts on safety, structure, and functionality, not cosmetics
• Request repairs when urgency is high or risk is significant; use credits for flexibility
• Sellers should stay realistic: repairs may be needed to keep deals intact
• Strong documentation, clear communication, and timely responses lead to better outcomes

In Alabama, Tennessee, and Georgia — where home age and condition vary widely — the strategy around how you negotiate home inspection repairs can make a big difference in keeping your deal alive and progressing smoothly toward closing.

Whether you’re buying or selling, understanding the negotiation process and market expectations is key to getting a fair outcome. With more buyers and sellers turning to flexible platforms like flat-fee real estate services, it’s becoming easier to navigate inspection hurdles without overpaying in agent commissions.

For more tips on navigating the home buying or selling process with confidence, explore the resources at Homepoint’s property search and insights hub.