Step 1: Read the Full Report
Before you do anything else, read the entire report. Not just the summary. Not just the items marked "concern." Everything.
The summary highlights significant findings, but context matters. An item flagged as "recommend repair" might be a $200 fix or a $20,000 problem. You won't know until you read the details.
As you read, start mentally categorizing:
Safety hazards that need immediate attention. Major system issues (roof, HVAC, electrical, plumbing). Minor repairs that are inconvenient but not urgent. Maintenance recommendations for future planning. Informational items that are just documentation.
Most inspection reports have far more informational items than actual problems. Don't let page count scare you.
Step 2: Categorize the Findings
Create your own list organized by priority.
Safety Issues
These require attention regardless of negotiation. Examples: missing GFCI protection in bathrooms or kitchen, double-tapped breakers, gas leaks, trip hazards on stairs, non-functional smoke detectors. Most safety items are relatively inexpensive to fix but shouldn't be ignored.
Major System Concerns
Big-ticket items that affect the home's value or livability. In Jacksonville homes, common major concerns include: roof replacement needed, HVAC at end of life, polybutylene plumbing throughout, foundation issues, significant water intrusion, electrical panel replacement needed.
These are your negotiation leverage and budget planning items.
Minor Repairs
Things that should be fixed but aren't emergencies. Examples: leaky faucets, exterior caulking needs replacement, weatherstripping worn, minor wood rot at trim, gutters need cleaning. These might go on a repair request or might just go on your post-purchase to-do list.
Maintenance Items
Recommendations for upkeep, not repairs. Examples: service HVAC annually, clean dryer vent, trim trees away from roof, seal grout in bathrooms. These are homeowner responsibilities, not seller obligations.
Step 3: Get Quotes for Major Items
For anything significant, get actual contractor quotes. Inspection reports estimate useful life and recommend repair or replacement, but inspectors don't price the work.
In Jacksonville, common items worth getting quotes for:
Roof replacement: $8,000-25,000+ depending on size and material. HVAC replacement: $6,000-15,000 depending on system type. Replumbing (polybutylene): $8,000-15,000 depending on home size. Electrical panel upgrade: $2,000-4,000. Foundation repair: varies wildly, get multiple quotes.
Real quotes give you negotiating power. "The inspector says the roof needs replacement" is weaker than "I have a quote for $18,000 to replace the roof."
Get quotes quickly. You have limited time in your inspection period, and contractors in Jacksonville can be busy, especially during peak real estate season.
Step 4: Decide What to Request
Work with your real estate agent to determine your approach. Options include:
Request Repairs
Ask the seller to fix specific items before closing. Best for: safety issues, items you want done a specific way, situations where you want the work completed before you own the property.
Risk: you don't control who does the work or the quality. Sellers sometimes choose the cheapest option.
Request Credit
Ask for a reduction in price or closing cost credit instead of repairs. Best for: major items where you want to control the contractor selection, items where quality matters, situations where the seller is unlikely to do good work.
Advantage: you control the process after closing. Disadvantage: you need cash or financing to cover the work.
Request Nothing
Accept the home as-is for items that aren't significant. Appropriate for: normal wear, maintenance items, minor cosmetic issues, items you planned to address anyway.
Requesting everything in the report is unrealistic and signals you're not serious. Pick your battles.
Step 5: Negotiate Strategically
Your agent handles the negotiation mechanics, but you decide the strategy.
In Jacksonville's current market, consider:
How competitive is the market for this type of home? In a hot market, extensive repair requests might cause the seller to move on. What's the home's price point? Sellers of expensive homes expect some negotiation. Entry-level sellers have less margin. How motivated is the seller? Estate sales, relocations, and divorces often mean more flexibility. What's actually reasonable? Asking for credits on normal wear items reads as unreasonable.
Focus on legitimate safety concerns and major defects. Those are defensible requests. Asking for credit because the grout is stained is likely to be rejected and makes your serious requests look less credible.
Step 6: Consider the Walk-Away Option
Sometimes the inspection reveals enough that walking away is the right choice. This is especially true when:
Major structural issues exist that weren't disclosed. The cost of necessary repairs exceeds what you're comfortable with. The seller won't negotiate on significant items. You've lost confidence in the property.
Your inspection contingency exists for this reason. Using it isn't failure. It's protection.
In Jacksonville, conditions that often prompt walk-aways include: active foundation failure, extensive termite damage, undisclosed flooding history, major hurricane damage that wasn't properly repaired, electrical or plumbing issues that make insurance impossible.
Step 7: Plan for What You're Accepting
Whatever you negotiate, you're accepting everything else. Make sure you're prepared.
If proceeding with an aging HVAC system, budget for replacement within a few years. If accepting the current roof, understand when it will need attention. If polybutylene plumbing stays for now, know the risks and have a replumbing fund.
The inspection report becomes your maintenance roadmap. Items you don't address now don't disappear. They wait until you're the owner responsible for them.
Jacksonville homeowners commonly set aside funds for: HVAC replacement every 12-15 years, roof replacement every 20-25 years, water heater replacement every 10-12 years, exterior paint every 7-10 years. Your inspection helps you understand where in those timelines your specific home sits.
Jacksonville-Specific Considerations
A few local factors affect post-inspection decisions:
Insurance implications: Issues with roof, electrical, or plumbing can affect your ability to get affordable homeowner's insurance. Get insurance quotes before finalizing negotiations if the inspection found roof age, Federal Pacific panels, or polybutylene pipes.
Flood zone status: If the inspection revealed water intrusion and the home is in or near a flood zone, flood insurance costs matter. Factor those into your total cost of ownership.
Hurricane prep: Homes without hurricane features cost more to insure. The absence of shutters, impact windows, or proper roof strapping isn't a defect, but it's a cost you'll bear.
HOA requirements: Some Jacksonville HOAs have rules about roof replacement, exterior colors, and repair timelines. Check whether inspection findings trigger any HOA obligations.