What Repairs Can a Buyer Ask For?
After a home inspection, a buyer may ask the seller to address certain items before closing. But an inspection report isn't automatically a repair list, and sellers shouldn't assume they have to fix everything an inspector identifies.
The inspection is finished.
Then the report arrives.
It might be 20 pages. It might be 50 pages. Sometimes it's even longer.
And suddenly there's a long list of observations about your home—from significant concerns to small maintenance items.
That can feel overwhelming.
But here's something we want sellers to understand:
An inspection report and a buyer's repair request are not the same thing.
The inspector provides information to the buyer. What the buyer chooses to request—and how you can respond—depends on the contract and the circumstances.
We'll help you work through that part.
Quick Takeaways
A home inspector may identify many items that never become repair requests.
A buyer may request repairs or another resolution depending on the contract.
A request doesn't automatically mean you have to agree to everything.
Some issues deserve more attention than minor maintenance or cosmetic items.
The terms of your contract matter when determining everyone's options.
You may want a qualified professional to evaluate certain concerns before deciding how to respond.
Repairs should be properly documented when the agreement requires it.
We'll go through the buyer's request with you before you decide how you want to respond.
What Does a Home Inspector Look For?
A home inspector generally evaluates the visible and accessible components and systems of the property.
Depending on the home and inspection, the report may contain observations involving things such as:
Roof and exterior
Electrical components
Plumbing
Heating and cooling systems
Appliances
Windows and doors
Attic and insulation
Foundation or structural components
Moisture-related concerns
Safety-related items
General maintenance
An inspection report can be very detailed.
That doesn't necessarily mean your home is in terrible condition.
Even well-maintained homes can have lengthy inspection reports because the inspector's job is to document what they observe.
Does Everything on the Inspection Report Have to Be Fixed?
No—not simply because it appears in the report.
The inspector is providing information to the buyer.
What happens after that is a separate matter governed by the purchase agreement and the decisions made by the parties.
A buyer may decide some items aren't important to them.
They may focus on a few particular concerns.
Or they may make a more extensive request if permitted by the contract.
When we receive the buyer's actual request, that's what we'll review with you.
What Types of Repairs Might a Buyer Request?
Every inspection is different, but buyers may raise concerns involving major systems, safety issues, defects, or other property conditions.
For example, a buyer might ask about:
A roof leak
An HVAC system that isn't operating properly
Plumbing leaks
Electrical concerns
Water intrusion
Damaged or deteriorated components
Appliances or fixtures that aren't functioning as expected
Other conditions identified during inspections
Buyers can also sometimes request smaller items.
Whether you agree to address any particular request is a separate decision based on your contract and circumstances.
What About Cosmetic or Minor Items?
Inspection reports often contain small maintenance observations or cosmetic concerns.
A loose cabinet handle, worn caulk, a minor drywall blemish, or another small item may appear alongside much more significant findings.
That doesn't make every item equally important.
When we review a repair request, we'll help you separate the issues and look at what the buyer is actually asking for rather than reacting to the length of the inspection report.
Do I Have to Agree to the Buyer's Repair Requests?
Not automatically.
What you're required or permitted to do depends on the terms of your contract.
When a buyer submits a request, we'll review it with you and discuss your options.
Depending on the agreement and circumstances, there may be opportunities to agree to some items, decline some items, negotiate a different resolution, or respond another way permitted by the contract.
We don't want you agreeing to a repair simply because you think:
“The buyer asked, so I have to do it.”
First, we'll look at what was requested and what your contract says.
Should I Just Say No to Everything?
Not necessarily.
Just because you may have negotiating options doesn't mean rejecting every request is always the best strategy.
We want to look at the bigger picture.
For example, consider the difference between:
“The bedroom door squeaks.”
and
“The HVAC system isn't cooling properly.”
Those aren't necessarily going to carry the same importance to a buyer—or to the transaction.
We'll help you consider the nature of the issue, your contract, the cost or difficulty of addressing it, and how you want to proceed.
What If I Don't Agree With the Inspector?
An inspector's report may identify something that surprises you or that you believe is incorrect.
You don't have to guess.
For certain concerns, it may make sense to have an appropriately qualified professional evaluate the item.
For example, depending on the issue, that might be a:
Licensed HVAC professional
Licensed electrician
Licensed plumber
Roofing professional
Structural engineer
Other appropriate specialist
Getting additional information can help you make a more informed decision about how to respond.
Should I Make the Repair or Offer Money Instead?
Sometimes a transaction may allow the parties to negotiate a financial solution rather than having the seller complete a particular repair.
That might involve a credit, concession, price adjustment, or another agreed-upon arrangement when permitted by the contract and the buyer's financing.
But those options aren't interchangeable in every transaction.
A buyer's lender or loan program may affect what is permitted, and certain property conditions may need to be addressed rather than handled through a credit.
We'll help you explore the available options and coordinate with the appropriate professionals when necessary.
Who Should Complete Agreed-Upon Repairs?
That depends on the repair and what the agreement requires.
For certain work—especially electrical, plumbing, HVAC, structural, roofing, or other specialized work—using an appropriately qualified or licensed professional may be required or simply make good sense.
If the repair agreement specifies who must perform the work or what documentation must be provided, those terms matter.
We want to make sure the work is completed in the manner that was agreed upon.
Should I Keep Receipts and Invoices?
Yes.
If you've agreed to repairs, keep the documentation.
Depending on the agreement, the buyer may need or request receipts, paid invoices, reports, warranties, or other proof that the work was completed.
We'll help you keep track of what needs to be provided.
Don't wait until the morning of closing to start looking for paperwork from a contractor who completed a repair two weeks earlier.
Can the Buyer Reinspect the Repairs?
Depending on the agreement, the buyer may have an opportunity to verify that agreed-upon work was completed.
That might happen through a reinspection, final walk-through, documentation, or another method.
That's another reason it's important to complete agreed-upon repairs properly and within the required timeframe.
What If a Repair Can't Be Completed Before Closing?
Tell us as soon as you know there may be a problem.
Don't wait until closing day.
Contractors get delayed. Parts get backordered. Weather interferes. Unexpected complications happen.
If something you've agreed to do may not be completed on time, we need to address it as early as possible.
The available solution will depend on the agreement, the repair, the buyer's financing, the closing professionals, and the circumstances.
Should I Make Repairs Before I List My Home?
That's a different question—and sometimes a very good one.
Addressing known problems before listing can sometimes reduce the chance that they become an issue during the inspection period.
But we don't believe sellers should automatically spend money repairing or replacing everything before putting a home on the market.
We'll help you think through that decision before listing.
For more on that, see:
→ What Repairs Should I Make Before Selling?
The Bottom Line
If you only remember one thing from this article, let it be this:
The inspection report isn't automatically your repair list.
If the buyer submits a repair request, we'll go through what they're asking for, look at the applicable contract terms, discuss which items may need additional information, and help you understand your options.
Then you decide how you want to respond.
From Dana & John
Inspection requests can look intimidating when you first receive them, especially after you've already worked hard to get your home under contract.
Don't look at a long inspection report and immediately assume you're about to spend thousands of dollars.
We'll go through the buyer's actual request with you and talk about each item. If something needs a professional opinion before you make a decision, we'll tell you that too.
Our goal isn't to automatically say yes to everything or no to everything. It's to help you understand what is being requested so you can make a good decision about how you want to respond.
Continued Learning
Now that your home is under contract, these guides may also help:
→ What Happens After My Home Goes Under Contract?
→ What Happens on Closing Day?
→ What Should I Do Before Moving Out?
→ What Repairs Should I Make Before Selling?
Have Questions?
If you're preparing to sell and wondering what may happen after a buyer's inspection, we'd be happy to explain the process and how we help our sellers work through inspection and repair requests.
Dana & John Martin – Team Martin
Waters Edge Realty
318-504-9925 | 504-450-2714
ALGulfCoastAgents@gmail.com
