The home inspection is finished. Now comes the part that can feel a little uncomfortable: deciding which repairs to ask the seller to make.
Most buyers want the home in the best condition possible before closing. Most sellers, understandably, may not be eager to spend more money on a home they are preparing to leave. Somewhere in the middle is the goal: a fair agreement that protects the buyer while still keeping the transaction moving forward.
Repair negotiations are not one-size-fits-all. The right approach depends on the inspection findings, the market, the seller’s motivation, your loan type, insurance requirements, and your own comfort level.
Here is how to think through repair requests after a home inspection.
Focus First on Health, Safety, and Structural Concerns
The most reasonable repair requests usually involve health, safety, structural, or environmental issues.
These may include things like:
Active leaks
Unsafe electrical issues
Major plumbing concerns
Foundation cracks or movement
Mold or moisture problems
Roof defects
Termite or pest damage
Heating and cooling system problems
Safety hazards
These are the types of issues that can affect whether the home is safe, functional, insurable, or financeable. They are also much different from cosmetic preferences. For example, asking a seller to address an active leak is very different from asking them to repaint a room because you do not like the color.
Separate Major Issues From Minor Maintenance
A home inspection report can feel overwhelming because it usually includes a long list of observations. That does not mean every item needs to become a repair request. Some items are normal maintenance. Others may be small fixes you can handle after closing. The key is to separate minor issues from problems that could affect the home’s value, safety, function, or your ability to move forward. This is where a good buyer’s agent can help you slow down and prioritize. The goal is not to send the seller every note in the inspection report. The goal is to focus on the issues that truly matter.
Consider the Current Market
Market conditions can shape how repair negotiations play out. In a seller’s market, where inventory is limited and buyers are competing for homes, a long repair request list may create friction. The seller may be less willing to make repairs if they believe another buyer would accept the home as-is.
In a buyer’s market, where sellers have fewer options, buyers may have more room to negotiate repairs, credits, or price adjustments. In Hampton Roads, conditions can vary by city, price point, and property type. A home in one neighborhood may attract multiple offers, while another may give buyers more negotiating room. Your strategy should match the specific property and market, not just a general rule.
Think About the Seller’s Motivation
Seller motivation also matters. If the seller needs to move quickly or has already purchased another home, they may be more willing to work through repair requests to keep the deal together. If they have multiple backup options or are not in a hurry, they may be less flexible. You may not know every detail about the seller’s situation, but your agent can help you read the context and structure the request in a way that is reasonable and effective.
Know Your Deal Breakers
Before asking for repairs, decide what would actually make you walk away. That might be a roof near the end of its life, active moisture in the crawl space, a major HVAC issue, unsafe electrical work, or a problem that affects your ability to obtain insurance or financing.
Knowing your deal breakers helps you negotiate with more clarity. It also keeps you from getting caught up in small items that may not be worth risking the entire transaction. A focused request is often stronger than a long list.
Understand Loan and Insurance Requirements
Some repairs may not be optional. Certain loan programs, including FHA, VA, and USDA loans, have property condition requirements. If an issue affects health, safety, structural integrity, or basic habitability, the lender may require it to be corrected before closing. Insurance can matter too. A major roof issue, active leak, outdated system, or other defect may affect whether the home can be insured or how much coverage will cost. Before agreeing to take on a major repair yourself, check with your lender and insurance provider. You do not want to discover late in the process that the issue prevents closing.
Should You Ask the Seller to Make Repairs?
Having the seller complete repairs before closing can be helpful, especially if the issue affects financing, safety, or move-in readiness. It may also reduce your upfront expenses after closing. That can be a big deal for buyers who are already spending money on a down payment, closing costs, moving expenses, and new household needs.
The downside is control. If the seller is managing the repair, they usually choose the contractor, schedule, materials, and scope of work. Their goal may be to satisfy the contract requirement at the lowest reasonable cost, not necessarily to complete the repair the exact way you would have done it. If you ask the seller to make repairs, make sure the request is specific. Ask for receipts, permits when required, licensed contractors when appropriate, and documentation showing the work was completed.
Other Options Besides Seller Repairs
Sometimes asking the seller to complete the work is not the best option. Depending on the situation, there may be other ways to structure the negotiation.
Option 1: Ask for a Lower Purchase Price
Instead of asking the seller to make repairs, you may ask for a lower purchase price and handle the work yourself after closing. This gives you more control over contractors, materials, and timing. It may also allow you to combine a needed repair with an upgrade you already planned to make. The downside is that a lower purchase price does not always put cash in your pocket right away. A price reduction may only slightly lower your monthly payment, while the repair still requires money after closing. Before choosing this option, make sure you have the funds available to complete the work.
Option 2: Ask for a Credit or Closing Cost Help
Another option may be asking the seller for a credit or contribution toward allowable closing costs. This can help preserve cash for repairs after closing, but credits are not unlimited. Loan type, lender rules, appraisal conditions, and contract terms may all affect what is allowed. Before making this request, talk with your lender and agent so you understand what can actually be done.
Option 3: Handle Minor Repairs Yourself
Not every repair needs to become a negotiation.
Small maintenance items may be better handled after closing, especially if they are inexpensive, easy to fix, or not worth creating tension over.
Examples might include:
Replacing worn weatherstripping
Touching up paint
Cleaning gutters
Replacing filters
Tightening loose fixtures
Minor caulking
Basic landscaping cleanup
That does not mean you ignore the inspection report. It means you use it as a planning tool and focus negotiations on the items that matter most.
Be Careful With “As-Is” Homes
If a home is being sold as-is, that usually means the seller does not intend to make repairs. That does not mean you should skip inspections. In fact, inspections may be even more important because you need to understand what you are accepting. An as-is sale may still leave room for negotiation if the inspection uncovers something serious, but buyers should go in with realistic expectations. The seller may say no to repair requests, and you will need to decide whether the home still makes sense.
My Take on Inspection Strategy
I generally do not recommend waiving the inspection contingency. A better option in a competitive situation may be an informational purposes only home inspection. This lets the seller know you do not plan to ask them to make repairs, while still keeping the inspection contingency in place so you can understand the condition of the home before moving forward. That approach can make an offer cleaner while still giving the buyer important protection.
Final Thoughts
After a home inspection, the best repair requests are usually focused, reasonable, and tied to safety, structure, major systems, financing, or insurance. Try not to treat the inspection report like a punch list for the seller. Use it as a guide to understand the home and decide which issues truly matter. In Hampton Roads, where homes vary widely in age, condition, flood considerations, crawl space conditions, and maintenance history, this part of the process is especially important.
A strong buyer’s agent can help you review the inspection, understand your options, and negotiate in a way that protects your interests without creating unnecessary conflict. The goal is not to win every small repair. The goal is to make a smart decision about the home you are buying.
