How to Negotiate After a Home Inspection: What to Ask For and How

The inspection report lands in your inbox and it's 40 pages long. Half the items look serious; half look like standard wear. You have 5 to 10 business days to respond, and you're not sure what's reasonable to ask for versus what will make the seller feel attacked.

This is where most buyers either leave money on the table or overreach and damage the deal. Here's how to navigate it.

What You Should — and Shouldn't — Ask For

The first cut is separating material defects from cosmetic issues.

Request remediation for:

• Structural defects (foundation cracks, compromised load-bearing elements, failing roof structure)
• Health and safety hazards (active electrical issues, carbon monoxide sources, asbestos, lead paint, mold, radon above EPA action levels)
• Major mechanical system failures (HVAC at end of life, compromised water heater, failed plumbing)
• Water intrusion and drainage problems
• Code violations that will need to be disclosed to future buyers

Do not request:

• Cosmetic wear: chipped paint, worn flooring, dated fixtures
• Items that were clearly visible during your initial walkthrough
• Minor maintenance items: dripping faucets, stiff door locks, dirty gutters
• Anything described as "recommended" rather than "defective" in the inspection report

Requesting cosmetic repairs signals to the seller that you're being unreasonable, damages your credibility, and creates resistance to conceding on the things that actually matter. Every item you include that isn't genuinely material makes your list look petty and reduces the probability of getting what you legitimately need.

Credits vs. Physical Repairs: Which to Request

This decision matters more than most buyers realize.

Requesting physical repairs means the seller hires contractors to fix the problem before closing. The risk: sellers minimize expense by using the cheapest available labor. You have no control over quality, and substandard repair work can mask the original issue rather than fix it. You may also face closing delays if contractors can't complete work on time.

Requesting a closing cost credit or price reduction means the seller gives you money at closing to handle the repairs yourself after you own the home. This is usually the cleaner option because:

• You control who does the work and to what standard
• No closing delays from contractor scheduling
• The seller has no logistical burden
• Lenders treat it as a straightforward transaction adjustment

The framing of a credit request matters. Position it as a convenience for the seller, not a demand:

"Rather than requiring the sellers to coordinate contractors prior to closing — which adds logistical complexity for them — we're requesting a credit of $[amount], representing the average of two licensed contractor bids we've obtained. This lets us close on schedule while we address these items with our own specialists post-closing."

This framing is from the product research: it uses the psychological principle of reciprocity and positions the credit as reducing the seller's burden rather than extracting value from them.

How to Get Contractor Estimates

Before you submit your repair request, get at least two written estimates from licensed contractors for each major item. These serve two purposes:

1. They give you a defensible dollar figure for your credit request
2. They demonstrate you've done the work and aren't making up numbers

An estimate attached to your repair request carries far more weight than a number you've calculated from Google. It tells the seller you're serious, organized, and working from facts.

Structuring the Repair Request Letter

Your repair request should be written as a formal addendum to the contract, not an informal email. It should include:

• The specific defect (exact page and section of the inspection report)
• Whether you're requesting a physical repair or a financial credit/price reduction
• For repairs: the performance standard (licensed contractor, permit pulled, completion receipts required)
• For credits: the dollar amount and how it was calculated (contractor estimates)
• A response deadline

Vague repair requests ("fix the HVAC") invite disputes. Precise ones ("replace the cracked heat exchanger in the furnace as documented on page 14, Section C of the inspection report, performed by a licensed HVAC contractor with a copy of the paid invoice and lien waiver provided at closing") leave no ambiguity.

Handling an "As-Is" Sale

Many sellers list their homes as-is to signal they won't negotiate repairs. This doesn't mean you can't ask — it means you need a different approach.

The distinction is between cosmetic as-is acceptance (wear and tear that was visible) and latent material defects (serious problems hidden from view). An as-is clause doesn't require you to accept a cracked heat exchanger that wasn't visible during your walkthrough. It's reasonable to request that major safety hazards be addressed even when a home is listed as-is, because no as-is clause removes the mutual obligation for full disclosure.

Frame the request accordingly:

"We fully accept the as-is condition of the visible aspects of the home. However, the inspection revealed [specific defect] that was completely concealed from view — this is a safety issue, not a cosmetic one. We're asking for a credit to address it."

What Happens If the Seller Refuses

If the seller declines all repair requests, you have three choices:

1. Accept the home as-is at the contracted price
2. Renegotiate the purchase price to reflect the defects
3. Cancel the contract within the inspection contingency period and get your earnest money back

The cancellation right is the key leverage you have during the inspection period. A seller who refuses all concessions needs to understand that you have the right to walk away without penalty. If the inspection reveals legitimate, material defects, a written cancellation notice (citing the inspection contingency) is within your contractual rights.

The Home Purchase Negotiation Scripts & Templates includes a complete Repair Request Agreement in formal addendum format, plus scripts for requesting credits, renegotiating major structural defects, handling as-is sellers, and drafting a written cancellation notice if the seller won't negotiate. These are the exact documents you need during the days following an inspection report.