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A Guide to Negotiating Repairs After a Home Inspection

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A home inspection is a must before buying a house. Most likely, you’d be able point out any obvious problems in a house. You probably don’t know the national residential building codes. You are not the only one!

Few home buyers will know if an electrical panel is unsafe or if a staircase has the correct handrail. We rely on home inspectors.

Home inspectors are not magicians. They cannot see past walls or into the future. They are the best source for information about the house you are buying. Home inspectors often have experience in residential construction so they are familiar with the details.

Home inspections are usually performed during the due diligence period of two weeks. After the seller and buyer have agreed on a price, but before the final sale contract goes into effect, the due diligence period takes place. The structure and function of the house is checked by home inspectors, starting from the roof and ending at the foundation.

The cost of a home inspector will vary depending on where you live and what additional tests or services are required. For example, you might need radon, mold, or well testing. The cost of a home inspection can be quite low compared to the cost of fixing a house that has major problems.

While a house may hide many secrets, there are some problems that post repair inspector in gadsden al often see. These problems are listed below. Scroll to the end to learn how you can negotiate repair costs with the seller.

What fixes are required after a home inspection?

The short answer is: Nothing. Really! Sellers are not required to repair anything. They will need to fix it if they are selling their house. These are common inspection findings sellers frequently address.

Heating and air conditioning issues

HVAC problems include inadequate maintenance, incorrectly sized systems, and outdated systems. The age of your existing system should be known by your inspector. You may need to schedule an inspection by an HVAC specialist in order to learn more.

Air conditioning and heating systems can be very expensive. It is unlikely that the seller will replace the system if it works. A qualified HVAC professional can provide an estimate of the replacement cost and give an estimate of how long the unit will last.

Electrical wiring

Faulty wiring can be dangerous and costly. To ensure that the main electrical panel is properly installed and grounded, your inspector will inspect it. The inspector will also make sure that the panel is appropriate for the house.

Inspectors are not allowed to open walls or cause damage to the house. An electrician will be needed if inspectors notice electrical problems. An electrician licensed will be able to tell you how serious the problem is and what it will cost to fix it.

Material that is toxic or dangerous

Asbestos and mold can cause serious health problems, including asthma attacks, skin irritations, lung cancer, and even skin cancer. In bathrooms and basements, mold is most common. You can also find asbestos in flooring, pipe insulation and exterior cladding.

While your inspector might be qualified to perform a mold test on you, asbestos is more difficult. Your inspector will give you the best advice. You may not have to do anything if the material is in good condition. Your inspector will be able to refer you to a contractor if the asbestos must be removed.

Lead paint may be present in a house that was built prior to 1978. It is difficult to remove lead paint and can cause a lot of toxic particles. It is safer to be aware that lead paint exists than to leave it alone.


Termites and rodents are common pests that inspectors find during a home inspection. The inspector will take note of the damage they have done and suggest a plan to get rid of them.

Unless the contract contains no conditions, ask the sellers to provide you with a termite guarantee. This indicates that the house has been treated for termites, and that it has been inspected. If termites are found after the purchase of a house, most pest control companies will return to treat the area.


Home inspections are often triggered by plumbing problems in older homes. The inspector will inspect for signs of water pressure problems, leaks and signs of corrosion.

Either you or your inspector will need to test the faucets, toilets, and dishwasher during the inspection. You should also test the icemaker and refrigerator’s indoor water and dispenser.

Ask the current owners for as much information about the septic system as you can. At the minimum, they should be able tell you when it was last serviced. The inspector might be able test the system to ensure it works properly. However, this should be discussed before you schedule your inspection.

Roof or attic work

Some home inspectors climb up onto the roof. Others don’t. To get a better view of the roof and shingles, most home inspectors will climb on to a ladder. Your inspector can give you an estimate on how long it will take to replace a roof that is more than a decade old.

The inspector will inspect the attic for any roof leaks, pest damage or poor insulation.

Poor ventilation, missing shingles and rotting fascia boards are all common problems. These problems don’t necessarily have to be major issues, but ask your inspector for details.

Structural damage

Your home inspector will also check that the structure of your house is sound. Cracks in the foundation and decks that aren’t up to code can lead to serious consequences.

Although structural problems can be costly to correct, if the house is your dream home, you might have some leverage over the seller. Major issues are usually not overlooked by home inspectors. Any subsequent buyers will likely follow your lead if you cancel the contract due to a foundation problem. The current owners will have to pay for structural repairs if they want to sell their house.

How to Negotiate after a Home Inspection

After you have received the inspection report, discuss it with your agent to create a plan for negotiating repairs or concessions.

Talk to your agent about what you want and let him or her handle the details of negotiations. Your agent will help you to see the bigger picture. It is easy to become attached to a house for both sellers and buyers. Remember that both sides of the contract have real people.

Sellers don’t often want to spend money on repairs to a house they are selling. There is a good chance that the current owners have spent money on improvements to the home. They may be selling their home to make a profit. These owners may not have the funds to repair their home.

Buyers don’t often want to spend extra money on a house that is brand new. They want a property that is “move in ready”.

You, the buyer can negotiate with your agent the repairs that you would like the seller to do. You can also request a credit to pay for the repair or update.

These contract additions will be presented by your agent to the seller’s representative. The seller can accept or reject all conditions.


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