What Is Reasonable to Ask for After a Home Inspection?

What is reasonable to ask for after a home inspection?

When reviewing the home inspection report, it’s important to prioritize issues that affect the home’s fundamental integrity, your family’s safety, and your quality of life.

“Safety items are always reasonable requests,” says Jenny Rosas, a top real estate agent in Sacramento, California, who works with nearly 80% more homes than average agents in her market. “Examples include repairing active leaks, making sure smoke detectors and carbon detectors are installed, and more immediate roof repairs.”

Here are some key areas to consider:

• Lead paint: If your home was built before 1978, peeling or chipped lead paint could be a significant health risk, especially for young children.
• Radon: An invisible, odorless gas that can pose serious health risks if detected at high levels.
• Mold: Beyond the unsightly, certain molds can cause health problems and indicate moisture issues.
• Electrical defects: Outdated or faulty wiring not only poses a fire hazard but could also be costly to repair.
• Drainage problems: Poor drainage can lead to water damage and foundation issues.
• Plumbing issues: Leaky or vigorously shaking pipes can cause extensive damage over time and lead to high water or repair bills.
• Roof damage or defects: A compromised roof can lead to leaks, energy loss, and costly repairs.
• Leaks and seepage: Water or moisture intrusion can damage structures and create an environment for mold growth.
• Structural defects: Foundation cracks or other structural issues can be expensive to fix and are critical for safety.
• HVAC system: Ensuring heating and cooling systems are in good working order is essential, especially in areas with extreme temperatures.
• Pest infestation: Termites, rodents, and other pests can cause significant damage if not addressed.
• Wild animals: Raccoons, bats, and other wild animals can damage roofing, wiring, and more.
• Well water issues: Contamination or poor water flow can affect your daily living.
• Septic or sewer defects: Problems with waste disposal systems can lead to messy, expensive issues.
• Fire hazards: Overlooked issues like an outdated furnace or blocked chimney can pose severe risks.

These are primary areas where it is typically reasonable to request repairs or concessions from the seller, depending on the severity and the cost implications of each issue. If the home inspection reveals one of these, you may want to request a specialized inspection to get more details.

“I definitely recommend doing those [specialized] inspections to help you prioritize,” Rosas says, adding that homebuyers should especially scrutinize inspection reports that reveal termites, HVAC, or roof issues. If these are present, it’s time to negotiate or reevaluate.

3 levels of negotiation after a home inspection

When you’re faced with issues after a home inspection, consider three levels of negotiation to manage the situation effectively:

• Level 1: Ask for a full fix or repair. This is the most straightforward approach. If the inspection uncovers significant issues that affect the home’s safety or value, you can request that the seller make the necessary repairs before closing. This ensures that the property meets your standards without additional costs on your part.
• Level 2: Ask for a lower sale price. If the seller is reluctant to make repairs, another option is to negotiate a reduction in the sale price. This can compensate for the costs you will incur to fix the problems yourself. It’s important to have an estimate of the repair costs to negotiate effectively. Your request may be answered in the form of a seller credit or a seller assist to reduce your closing costs.
• Level 3: Walk away from the deal. If the inspection reveals extensive problems and the seller is unwilling to make concessions, it might be in your best interest to withdraw your offer. This decision depends on the severity of the issues and your willingness to handle them post-purchase.

“Usually, the easiest requests to resolve are when repair costs are $1,000 to $2,000 or below,” Rosas says. “For example, some water heater issues that need to be repaired, like leaks.”

Other repair requests might require some compromise. Rosas gives this example: “I was recently able to negotiate a full credit for a roof that needed to be replaced, and a [partial] $5,000 credit for dry rot on the exterior. So we kind of met in the middle. But the bigger ticket item that the buyer was able to get fixed was the roof.”

What is unreasonable to ask for after a home inspection?

Not all findings in a home inspection report are reasonable grounds for negotiation. Rosas warns that focusing on trivial or cosmetic issues like mismatched paint can strain negotiations and might give the impression that you’re not serious about the transaction.

Here are examples of what might be considered unreasonable to request:

• Cosmetic repairs: Minor aesthetic issues, such as paint touch-ups or updating fixtures, should generally be handled by the buyer unless they are part of a broader, more significant problem.
• Low-cost repairs: Small, inexpensive fixes, like replacing a cracked tile or a missing doorknob, are typically not worth complicating negotiations over.
• Off-house repairs: Issues unrelated to the property itself, such as landscaping or external storage structures not impacting the home’s integrity, should be avoided in negotiations.
• Loose or worn fixtures: Wear and tear on items like cabinet handles, light switches, and faucets are expected, especially in older homes.
• Common small cracks: Hairline cracks in walls, driveways, or concrete floors that are cosmetic and not indicative of structural problems are common in homes and not usually a concern.
• Everyday use nicks and dents: Minor imperfections resulting from daily living are normal and should be anticipated by the buyer.

Here again, Rosas advises, “It’s really important for buyers to work with an experienced real estate agent to try to pin down those main [repair] items while touring the property right in the beginning. Every house has something to maintain.”

Pick your after-inspection battles wisely

Every home will have some imperfections. Being reasonable during the negotiation process can lead to a fair outcome that satisfies both the buyer and seller, setting the stage for a successful close on your new home.

When deciding what’s reasonable to ask for after a home inspection, a top real estate agent can help you maintain the right balance. A seasoned agent will focus on issues that genuinely affect the property’s value and your future comfort and safety.

Rosas says that if the uncredited repairs are more than you can handle, you’ll need to consult with your agent and make some difficult decisions.

“Going into the homebuying experience — especially for first-time buyers — they may just focus on the downpayment and closing costs. However, they must also budget for home maintenance costs that come up after moving. If it’s too much to take on, that’s when you need to have a conversation about when to walk away or cancel.”

HomeLight can match you with an experienced agent who can provide expert guidance and peace of mind. We analyze over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs.

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