How to Proceed After An Inspection Report

Amber RandhawaHomeowner and Homebuyer Tips

If you’re shopping for a new home, you probably have a vision for your ideal, “perfect” home. Hopefully you realize however, that no home is truly perfect, even if it has been freshly renovated or is a completely new build. That’s why every sales contract includes the right for the buyer to have their potential new home inspected by a licensed professional home inspector. The sales contract should include a timeframe in which the inspection will occur, followed by a submission process by which the prospective buyer requests repairs to be made. There will then be a deadline for the seller to respond. This is all part of the home sale negotiation process.


The Home Inspection Process

Choosing the right home inspector is key. You will want your potential new home inspected by someone you trust. If you do not already have someone in mind, ask your realtor for suggestions. Realtors work closely with inspectors and can give you a good recommendation.

The home inspector should spend several hours looking at every nook and cranny of the home. The report they provide you with afterwards should be lengthy and thorough – and will probably include more information than you are prepared for! The most minor issues will appear, such as cracked paint and loose screws on a doorknob, along with much more serious structural issues, such as a roof in need of replacement or a deck that is in danger of collapse. But keep in mind – the home inspector is a generalist, not a specialist. He or she will sometimes suggest the buyer get an expert opinion on certain things. For example, their general inspection may show that the air conditioning unit is not functioning properly but they aren’t trained to diagnose the specific problem, and will recommend an HVAC specialist take a look to determine what course of action is needed.

How To Proceed After the Report

After the you receive the inspection report it’s time to decide which items you want the seller to fix, replace or correct. Your first inclination may be to request every item on the report be fixed prior to proceeding with the purchase. Or you may be the type that wants to focus only on the larger issues. What you put in your request is a form of gambling – ask for too much and the seller may deny it all, especially if there are other offers on the table. On the other hand, ask for too little and you may be in for a headache later on after you move in.  

Decisions, Decisions

Your first step is to consider your needs and abilities. Are you a handy person? If there are small things you could fix yourself with little expense, keep those items off your list, and save more room for larger repairs that would be expensive, or are a matter of safety, such as electrical work or deck repairs. Every repair, replacement or correction you request will cost the seller money, so they will want to agree to as few repairs as possible. They will also be taking advice from their own agent as to what they can and can’t avoid doing. For each large item on your inspection report, research how much it would cost for you to pay for the repair later on. If the amount is something you can stomach, focus only on things that should be fixed immediately. If a seller is in a hurry to close, he or she may opt to provide a credit at closing to put toward repairs rather than completing the repairs themselves. Or they may suggest a combination of closing credits, repairs or a decrease in the selling price.


The repair process is a negotiation, and your realtor will be your closest ally. Your agent is an expert who has bought and sold countless homes, and their advice is invaluable when deciding what to pursue from the inspection report, and what to let go.