What Sellers Should Know About Buyer Requests After an Inspection

A clean inspection report is rare. Even homes in excellent condition tend to generate a list, sometimes a short one, sometimes several pages long, and how you handle what comes back can shape the rest of the transaction. Buyers aren't trying to nickel-and-dime you when they ask for repairs or credits. Most are simply protecting themselves before they close on the biggest purchase they'll likely make.

What Buyers Usually Ask For

Requests after an inspection tend to fall into a few categories. Some are safety-related, like an outdated electrical panel or a cracked foundation wall. Others are more about comfort or maintenance, like an aging water heater, a roof nearing the end of its lifespan, something along those lines. Occasionally, a buyer will ask for something minor just because it showed up on the report, even if it's not something you'd consider urgent.

It helps to remember that not every item listed carries equal weight. A licensed inspector's job is to note everything, regardless of severity, which is part of why the report itself can look more alarming than the house's actual condition.

Deciding What's Worth Fixing

You don't have to agree to every request, and in most markets you're not expected to. Structural or safety issues are usually worth addressing, since they can affect financing or resurface as a sticking point later in the process. Cosmetic items are more of a judgment call, and sometimes it makes more sense to offer a credit than to manage a repair yourself, especially if you're short on time before closing.

Your agent can help you sort out which requests are standard for your area and which ones go beyond what's typical, based on comparable deals they've worked recently and what similar homes nearby have had to negotiate. A buyer asking for a full roof replacement because of a handful of missing shingles usually won't get very far.

Setting a Timeline for Your Response

Most contracts include a window for responding to inspection requests, often just a few days. Missing that window can put the whole timeline at risk, so it's worth confirming deadlines with your agent as soon as the report comes in rather than waiting until the last minute. A slow response can also signal disinterest to a buyer, even when that's not the intent.

Negotiating Without Losing the Deal

Responding to inspection requests is still a negotiation, even though it can feel more personal than the initial offer. Sellers sometimes take these requests as criticism of a home they've lived in for years, but try not to read too much into it. A firm, reasonable counter, whether that's a partial credit or an agreement to fix only the higher-priority items, tends to keep the process moving without giving away more than necessary.

If negotiations stall, that doesn't automatically mean the deal is dead. Buyers who've already invested time and money into an inspection are often motivated to find a workable middle ground.

Most inspection requests, at the end of the day, are just part of getting to closing.

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