Home Inspection Repair Requests a Buyer Shouldn’t Make

What Buyers Should and Should Not Request to Be Fixed

Repair Requests From a Home Inspection Buyers Should AvoidWhen you find a home you want, it is important to pick your battles when it comes to repairs requested from a home inspection. While it would certainly be nice for the seller to fix every little home inspection issue before you put your money down, there are only so many repairs most sellers are willing to commit to – especially in a seller’s market.

Electrical, plumbing, roof, HVAC – these are repairs that you can reasonably expect a seller to take care of under most circumstances, as long as the problems are significant enough to impact your use of the house negatively. But there are some repairs that sellers will push back on in many cases, repairs that you should avoid asking for if you want to make it through to closing.

Unfortunately, on occasion, some buyers can lose site of the purpose of a home inspection. For those that don’t buy and sell homes every day, the purpose of a home inspection is to find out if there are severe structural or mechanical defects.

The issues should be large enough that they could have a significant impact on the use and enjoyment of the home now and in the future. A home inspection should not be to create a punch list that itemizes every minor defect with the home you expect the seller to fix. Remember you are not buying a new home!

The home inspection should not be explicitly used for renegotiating the offer to purchase with the seller either. In other words, if you have noticed defects before making your offer that is clearly visible, don’t expect the seller to fix them. An excellent buyer’s agent should be able to counsel you on what is worth focusing on and what should be considered trivial.

One of the questions I often get from my clients is what reasonable requests from the home inspection are? There really is not a standard for what is reasonable and what isn’t, however, below you will find a bit of guidance.

If the real estate agent you have hired just submits your requests to the seller or their agent, without giving you any advice, there may be a problem. This is not the kind of agent you want representing you. A “yes” man or woman is not a good thing. You want someone who will give you an informed opinion.

This is a major reason why both the listing and selling agent should be at the home inspection representing their respective clients. Do you know many times over the years I have seen home inspection requests that were completely unreasonable and not even based on what the home inspector said? The answer is far too many to count! If you have found a home that meets all your needs, consider being a reasonable buyer when it comes to home inspection requests.

The best real estate agents understand how to negotiate home inspection problems. There is usually a give and take where both parties feel like the conclusion is a reasonable one.

Below you will find some of the more common home inspection repair requests that a buyer should not make. Use some common sense and focus on the repairs or improvements that really matter for you and your family.

Home Inspection Repair Requests To Avoid

1. Cosmetic issues

Unreasonable Buyers Home InspectionCosmetic problems like a deck that needs staining, touching up the paint or repairing a cracked tile may catch your eye and bother you a bit, but they are not the kind of problems that need dealing with right away. Cosmetic issues are at the top of the list to avoid asking a seller to fix.

Many of these problems are relatively easy to handle, and can be taken care of without spending too much money.

Frankly, real estate agents often advise owners what to fix before selling a home and it often boils down to what makes a property more salable. This puts more money in their pocket but some sellers don’t listen or don’t have the budget to do it.

Even if the repairs are somewhat expensive, if they are the kind of issues that other buyers may be willing to overlook, you will need to be flexible if you want to get the house and beat out the competition.

When I am advising my seller clients on what they should agree to fix and what they shouldn’t, there is one line of thinking when determining what’s reasonable. If the sale fell apart and the home went back on the market would it be sensible to assume the next buyer to come along would also have the same request? Would the problem with the home stop the customer from getting financing?

These are two tried and true methods for determining what is reasonable and what is not. There is, of course, the possibility that there are things that should be repaired that don’t fall under either of these categories. These things can be assessed on a case by case basis.

2. Anything under $100

Minor issues under a hundred dollars to fix are definitely home inspection repair requests a buyer shouldn’t make! Problems that arise from repair requests are not always about the financial cost, however, this is taking being nit picky to the extreme.

There may be a hundred little things that need to be fixed on a home, but both you and the seller only have so much time to close a deal. When you hit a seller with multiple little repair requests, he or she may feel overwhelmed simply due to the time required to make the repairs.

The seller’s agent may encourage him or her to pass on your offer if the requests become ridiculous. If the repair is going to cost around $100 or less, just plan on taking care of it yourself after you buy the home.

If you are purchasing a home in a seller’s market, be especially careful not to piss a homeowner off to the point that they look to cancel the deal and go with a different buyer. Over the years there have been plenty of occasions where a seller has terminated the contract and moved on to a backup offer due to a buyer being completely unreasonable.

3. A window with a failed seal

Failed window seals are quite common in homes. Glass that has become fogged is almost always visible when viewing a home unless you are not paying attention. This falls into the category of something you should be paying cognizant of when viewing properties. Most home inspectors will tell you that a failed window seal is purely cosmetic. The is very little energy lost through a failed window seal. The insulating value loss is extremely minimal.

Keep this in mind when making your offer. If there are a significant number of windows that need replacement, account for that in your offer up front. Explain to the agent that the window failure is why have made the bid at your number. Don’t ask for something to be fixed that you clearly noticed before making your offer or was disclosed up front.

4. Renovations you are planning

Don't Ask For Home RenovationsYou may look over the house and imagine some improvements that will make it perfect for you and your lifestyle. However, it is important to remember that the seller is not responsible for preparing your dream home. He or she just wants to sell the home for the best possible price and be done with it.

Avoid asking for repairs that relate to your planned renovations. Doing so will put the sale at risk, which is unnecessary since you are just going to renovate anyway. This is the kind of home inspection request a buyer should never make and will just piss off everyone involved in the transaction.

5. Cracks in a basement floor

Concrete by nature is a very porous substance. It absorbs water and naturally settles. Cracks in concrete floors are entirely expected and not a structural problem. A concrete floor does nothing to hold up a structure. The cracks are purely aesthetic. In fact, if you are purchasing a home that doesn’t have a few cracks you’re lucky. Cracks in the basement walls, however, is a different story altogether.

If you are purchasing a home that has cracks in the cellar wall, it is important to determine if they are structural or not. Most of the time they are not a concern unless the wall has shifted, or the size of the crack has opened up a significant amount.

Typical “spider” cracks should not be anything to worry about. If you find, however, that either type of crack is letting water into the building, it would be reasonable to ask for a repair. Some companies can seal a crack with an epoxy injection that is fairly reasonable in price.

6. Loose fixtures, railings, and similar issues

A loose doorknob, light fixture or railing on a deck or stairwell may be annoying, or even potentially unsafe, but these problems are also often fixable with basic hand tools and a little effort. If you can’t tighten the screws yourself – such as if they are stripped out, or if the material involved is old and worn out – you can hire a contractor to fix the problem for a reasonable price.

Obviously, if there are vast areas of rot or decay, or major safety concerns, the inspector with say so, and you can demand a repair. But if the issue is minor, avoid stressing about it for the moment.

7. Minor water damage

When water saturates interior building materials, like drywall, it can look pretty bad. You are unlikely to miss such damage as you wander through the house. Fortunately, the home inspector is not going to miss the signs of water damage either, and he or she can tell you the severity of the problem. If the water has caused significant damage, the inspector will let you know, and you can request appropriate repairs. But if the water damage is merely cosmetic, don’t stress about it. You can fix cosmetic stuff later.

One of the more common water stains you will see in a home is in the ceiling over a bathroom. This condition is often caused by either a toilet that has overflowed at some point in time or a kid who left a shower curtain open. Water stains are usually easy to discern whether they are ongoing and still an issue.

The exception to the rule is water stains from ice dams. This is the kind of problem that should be investigated completely and do what is necessary to prevent the ice dams from reoccurring in the future. If the seller has already taken care of fixing the ice dam problem but there are just stains left in the ceiling don’t worry about it. You can remove ice dam staining by bleaching that area of the ceiling avoiding a complete paint job.

8. Non-functional light switches and sockets

Forget About The Shed at a Home InspectionAvoid requesting repairs for minor electrical issues. The electrical system in a house can be quite finicky. If wires come loose, or a part wears out, like with a switch or a socket, it may no longer function. Flipping a switch that fails to turn on or off a light can be annoying, as can dead outlets, but they are not necessarily signs of the large electrical problems. Your inspector will inform you if the electrical system in the home is safe to use and up to code.

One of my big pet peeves is buyers who make a big deal about older homes not having GFCI outlets in kitchens and baths. Relax people; we have lived in homes for decades without this being a big issue. The chance you are going to drop your blender in the sink and electrocute yourself is minimal. You have a much greater chance of getting hit by a car crossing the street!

9. External buildings – sheds, garages, etc.

If you are in a competitive market, you are going to have to be able to let some things go when it comes to other buildings on the property. Sheds are prone to rot; garages tend to get dirty. Owners are prone to let external buildings get run down more often than they are the main house.

If there are serious issues, it may be reasonable to ask for a fix, but if the shed or the garage looks like every other shed or garage in the neighborhood – that is, less that perfect – it may just be something you are going to have to deal with yourself. It is also likely you were aware of the sheds general condition before submitting your offer to purchase.

10. Cosmetic landscaping or minor yard problems

You can’t expect the seller to plant the flower beds and install a fountain just for you. The seller also won’t be too keen on making minor landscaping repairs that you can just do yourself after you have bought the home. A missing rock from the border of a flower bed, leveling a few bricks in a walkway, trimming the tree in the backyard – other buyers may not care at all about these things, buyers the seller will be happy to work with if you insist on minor landscaping repairs.

What Inspection Items Should Be Fixed?

Home Inspection Problems That Should Be FixedAs mentioned previously, the issues a buyer should focus on asking a seller to repair or replace are significant structural, mechanical, or environmental defects.

These are the substantial home inspection problems. It is reasonable to assume that any buyer would want these items fixed if discovered after a home inspection has taken place. Some of the major home inspection items worth addressing are:

  • Termites or other wood destroying insects.
  • Wildlife infestation like bats or squirrels in the attic.
  • Major drainage or on going water problems.
  • Mold problems.
  • Elevated Radon levels above EPA suggested levels.
  • Major electrical defects that cause safety issues.
  • Significant plumbing problems that interfere with the use of the home.
  • Lead paint. It should be noted that it is a federal requirement for sellers to disclose the known presence of lead paint in a property.
  • Well water problems, such as a lack of pressure or volume of water.
  • Major structural issues such as a leaking roof or substandard building violations.

The above items are a condensed list of possible issues worth asking a seller to address. There certainly could be others but these are without question reasonable repair requests that any buyer would have.

If you are concerned about whether the seller will do an adequate job making these repairs then it may be advisable to ask for a sellers concession instead. This is often referred to in the contract as a closing cost credit. You can then take these funds and make the repairs/modifications yourself.

Final Thoughts

If you are a buyer and are in the midst of negotiating a home inspection above all else be reasonable, especially if you want the home. If you are a homeowner, understand how a seller should prepare for a home inspection. By taking care of most of the issues mentioned, you won’t have to worry about having a stressful home inspection negotiation with your buyer.

Sellers will often ask should I get a pre-listing home inspection? If you have an older home and know you have some defects needing attention, it might be worth the money! Anytime you can prevent a home inspection from causing your sale to go down the tubes is a good thing. The home inspection is one of the biggest stumbling blocks in a real estate transaction.

Additional Helpful Home Buying Articles Worth Reading

Use these additional home inspection resources when purchasing a home to make smart and informed decisions.

About the Author: The above Real Estate information on the home inspection repair requests a buyer shouldn’t make was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at [email protected] or by phone at 508-625-0191. Bill has helped people move in and out of many Metrowest towns for the last 29+ Years.

Thinking of selling your home? I have a passion for Real Estate and love to share my marketing expertise!

I service Real Estate sales in the following Metrowest MA towns: Ashland, Bellingham, Douglas, Framingham, Franklin, Grafton, Holliston, Hopkinton, Hopedale, Medway, Mendon, Milford, Millbury, Millville, Northborough, Northbridge, Shrewsbury, Southborough, Sutton, Wayland, Westborough, Whitinsville, Worcester, Upton and Uxbridge MA.

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      • says

        Mine as well! In fact I’m dealing with some at the moment… basement window screens are missing – keep in mind the buyer has been living in the home for nearly two years, and it hasn’t bothered them until they decided to buy it. And repairs to a telephone jack for internet use in a 1920’s home (to name a few nitpick requests). Years ago a buyer sued me, the seller and the broker because – get this – the original bathtub in a 1950’s home didn’t drain fully without swishing the water down manually with her hand. She wanted a brand new tub, but waited until after closing to bring it up. It’s a love/hate relationship.

        • says

          I feel your pain Geri. Home inspections are my least favorite part of the job. Some buyers are unrealistic and quite often their agents don’t have the backbone to tell them so.

  1. says

    I just had a sale fall out of escrow do to a buyer being unreasonable in their home inspection requests to the seller. We as Realtors need to be very active in this stage of the deal so that no bad information is being provided.

    • says

      Erika – more home sales fall apart than at any other point in a real estate transaction due to a home inspection. Sometimes a buyer is just totally unreasonable in what they are requesting of the seller. Of course I have seen just the opposite as well where the seller does not agree to things they should. Lastly some real estate agents don’t advise their clients property on what should be important and what shouldn’t.

  2. Brunski says

    I will use this list upfront to educate my buyers. The is will be helpful in eliminating some of the Unreasonableness that comes with home inspection repair requests! Otherwise, it is harder to do after the inspection report comes back.


  3. says

    Hi Bill
    This is an excellent article with some great advice especially for buyers agents who do not advise their clients of obvious issues before the offer is presented. Home inspectors do point out every little flaw, defect and code violation as part of their job. Buyers and their agents need to realize they should not negotiate themselves out of the home they want. Representation has to be tempered with common sense and intelligent compromise. Buyers really need to be educated on what are reasonable requests from the results of an inspection.

    • says

      Thanks Larry. One of my biggest frustrations as an agent over the years has been buyers not understanding the purpose behind an inspection. So many of them actually plan to renegotiate the sale right from the get go. A good buyers agent should counsel the buyer on what is reasonable and what is not when it comes to repair requests.

  4. says

    This is some great information, and I appreciate your suggestion to avoid requesting that a homeowner fix failed window seals. My husband and I are going to be buying our first home, and we weren’t sure what the proper procedures were for requests like this. We’ll definitely follow your advice, and we won’t request that windows be fixed if the seal isn’t working. Thanks for the great post!

  5. Darren says

    Great article as always, Bill. I try to start laying the groundwork with buyers on this subject at the time we’re preparing an offer or even before. I tell them to think of the inspection as insurance. We want to ask the seller to repair any big expensive “showstopper” issues, but think of the smaller issues as being under the “deductible” amount and take care of them yourself. My speech sometimes still falls on deaf ears though, haha.

  6. says

    Since the onset of the due diligence period here in North Carolina being part of the contracts, buyers, and some agents have become more empowered with repair requests. With 22+ years in this industry, I see items requested to be fixed that I never did in the past. This was well written and with your permission, I would like to retype it into a format that I can hand to my buyers at our first meeting. When I talk about the due diligence and home inspection process this will be a great resource to give them.

    • says

      Ernie thanks for the compliments on what home inspection requests a buyer should not make. You can make a copy of the article as long as you give me credit for writing it. This article cannot be copied and posted online!

  7. Nadine Alpern says

    There’s a saying that goes like this: “If it ain’t broke, don’t fix it”. Buyers need to be reminded of this when looking at a house with an older roof or furnace or even appliances. These things frequently last a lot longer than the “projected lifespan” that inspectors or manufacturers quote.

    • says

      Nadine that is so true. The other thing I have observed over the years is each home inspector quotes a different life expectancy for the exact same product. I don’t know how many times I have heard one home inspector say the life expectancy of a Burnam heating system is 30 years while another says 20 years. Obviously, ten years is a huge difference!

  8. Morgan McDonald says

    Great article, Bill. Mirrors much of what I have told my team for some time. Basically–1. Tell your buyers they are not buying a new home. They need to focus on structural, safety and mechanical issues that are critical to use of the home. They need to forget the minor and cosmetic issues. 2. Tell your sellers to go ahead and repair those major things they know are wrong before you start showing. Advise them to resist cosmetic repairs, taste related issues and upgrade items.

    One great point, though, is the point about adjusting the initial offer for obvious faults you know are there and communicate that with the offer.

  9. Mary Coker says

    Thanks for allowing the article to be used and you will assuredly be credited. It is a great teaching tool; especially for Buyers, but Sellers as well. I loved your GFCI comment – this issue comes up in almost every inspection. Either there are none or they don’t work! I do counsel my Buyers to only ask for safety issues and other major items.

  10. says

    As a Home inspector and Builder in Florida, I see all the time people asking me how much will it be to remodel the kitchen or bathroom, and I have to tell them that I am not a contractor right now. I am your inspector, move on. I get it that someone wants to know how much to replace a switch, but I am looking for bad wiring, that could cause damage or injure somebody.

    One of the all time Best stories I have is a client contacted me about doing a home inspection. They were very much concerned about the underground sprinkling system. Upon starting my inspection I was in the attic first. Once in the attic, I could see that the house had been rewired to a outbuilding in the back of the property. Also I could see that the water lines had been re-piped. Moving downstairs, I found that all the GFI’s we’re not wired properly and many of the outlets we’re not wired properly as well.

    I’m sure you want to know about the irrigation system that they asked me about? Well the underground sprinkler system was a hose connected to an hose bib with a timer buried in the ground. And by the way there was no permits pulled for the re-piping or electrical that was a safety hazard running to that back building. The buyer had no idea that the plumbing or electrical was that bad.

    It is funny sometimes the home inspection items the buyers focus on.

  11. says

    I would recommend any plumbing or electrical be fixed by a licensed professional. If there is a small issue noted by the inspector a licensed professional may find its bigger and buyers shouldn’t have after the fact electrical or plumbing surprises.

    • says

      I disagree with your assessment Gina. If the problem is identified by the inspector as being minor, why should it be a requirement for the seller to fix it? The problem is either minor or it isn’t. For example, I don’t consider a marginally loose toilet as being as big issue.

      • says

        It truly depends on the definition of “minor”. Different people (especially the people involved in a real estate transaction) have varying opinions on what is considered “minor”. Many times a “minor” condition is the sign of a much larger condition somewhere else.

        • says

          Mike that is where the problem lies. Many buyers think they should be buying perfection. Homes are not perfect. You know from being an inspector that even new homes have issues. Many people have lost site of the purpose of a home inspection. It is not too make the home perfect for the buyer which many of them expect.

  12. says

    Thanks for putting together this great article Bill! I’m planning to use it as our home inspection “bible”.

    When working as buyer’s agents we always attend the home inspection with the buyer. We arrange to meet the inspector towards the end of the inspection so that they can review the report and do a quick walk-through to point out any issues and to clarify areas of concern. I now plan to make it a rule to attend every home inspection even as the listing agent (apparently unheard of in my area). I recently asked some local agents what they thought about listing agents attending the home inspection and got a variety of responses from “It’s the buyer’s private time to look through the home, you would be intruding” and “The buyer is paying for it so you don’t have the right to be there.” to “If you attend you will have to disclose everything you hear or see”. I’ve also had a home inspection company tell me that it’s their policy not to allow the seller’s agent or the homeowner to be present at the inspection. Interested to hear what other agents think about the listing agent attending the home inspection.

    • says

      Holly I totally disagree that a home inspection is a “buyers time” and the sellers agent should not be allowed there. The buyer does not have the right to dictate who enters or leaves a home they are purchasing it until they own it! The seller deserves just as much representation at a home inspection. I attend everyone of mine. Trust me when I tell you if I did not buyers would be getting away with far more on their home inspection repair requests. Buyer exaggerate issues all the time from home inspections. I think it is smart you plan on attending your inspections. Be a leader not a follower. It will take you far in this business. It has worked for me over my thirty years in the real estate industry. In regards to liability from being at the inspection – this again a bunch of hogwash. Liability is created when you speak about things you shouldn’t. Don’t try to be the inspector or interfere with what they are doing. Being an good observer is how you represent your client whether it is a buyer or a seller.

  13. Chad Nanke says

    Great article. But I have a few thoughts; In Arizona where I practice real estate it is a sellers market and values are steadily going up. Since sellers are holding out to get top dollar, buyers feel that homes should be in good condition without a lot of deferred maintenance. This can be a sign of home owner laziness in thinking they can get top dollar but have a list of items left to the buyer after the purchase to repair. Buyers are certainly willing to pay market value but they want a home they feel has been maintained and cared for by the seller.

    A good listing agent does his best to educate his or her client to spend a few hundred dollars to repair windows and screens before listing. It may be wise for a seller to repair electrical issues discovered by a home inspector, as electrical issues scare buyers more then any other issue besides water intrusion. Deferred exterior maintenance such as old peeling paint, rotting wood due to moisture exposure, unkempt yard space and faulty grade around the home are a real concern for many buyers.

    • says

      Thanks Chad. Of course buyers want the home to be in the best shape possible. The question is what is reasonable and what is not when it comes to home inspection repair requests? While there is some grey area for sure, buyers should not expect the home to be perfect. They should not expect sellers to repair items the buyer could see with their own eyes before making an offer. Your example of peeling paint comes to mind. It is unreasonable for a buyer to expect a seller to paint the home for example when they clearly could see it needed to be painted. That is called trying to re-negotiate the agreed upon offer. This kind of thing creates needless tension in a sale.

      You are right about major electrical issues being addressed. Homes should meet standard safety requirements. Buyers, however need to understand if something costs $50 dollars to fix – like a GFCI they should not bother making a federal case out of it with a seller. So many times both buyers and sellers lose sight of what is important and what isn’t.

  14. Dale Stoltman says

    Great points! We suggest the buyers do not major in the minors but they do not follow our advice. I really liked your comment on the GFCI’s, this is always an issue. Fogged Windows is another common issue along with loose toilets. Buyers feel that they are overpaying and the inspection issues are a way to get back. They forget they are buying a used home. All you can give your best advice on what is reasonable and what isn’t.

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