How to Get Repair Estimates After Your Home Inspection

What You'll Need Before You Start

Gather these items before you pick up the phone. Having everything ready saves time and helps contractors give you more accurate numbers.

• Your full inspection report (PDF is fine) with the relevant sections bookmarked or highlighted
• Inspection photos showing the specific issues. Most reports include these, but ask your inspector if they took additional photos
• Property address and access details. Confirm with your agent whether the property is vacant or occupied and how contractors can access it
• Your inspection contingency deadline so you know exactly how many days you have to work with
• A list of the specific items you need quoted, separated by trade (electrical, plumbing, roofing, structural, HVAC, general)

That last point matters more than you might think. Sending a 50-page inspection report to a plumber and asking "how much to fix everything" will get you ignored. Sending them the two pages relevant to plumbing with specific items highlighted gets you a callback.

Step 1: Prioritize Which Items Need Estimates

Not every item in your inspection report needs a professional estimate. You're looking for the items that are either safety concerns, expensive to repair, or likely to be effective negotiation points.

Items That Typically Need Estimates

Focus your time on these categories:

• Roof repairs or replacement recommendations
• Electrical issues (panel upgrades, wiring concerns, code violations)
• Plumbing problems (sewer line issues, water heater replacement, pipe concerns)
• HVAC system repairs or replacement
• Structural concerns (foundation cracks, framing issues, load-bearing modifications)
• Water intrusion or drainage problems
• Any item the inspector marked as a safety hazard

Items You Can Usually Skip

Save your energy for the big stuff. These items rarely need formal estimates during the buying process:

• Cosmetic issues like paint, scratches, or worn carpet
• Minor maintenance items (caulking, weatherstripping, filter replacement)
• Items the inspector noted as "monitor" or "informational"
• Anything you'd handle yourself after moving in

Step 2: Find the Right Contractors

The quality of your estimate depends on getting the right person to look at the problem. Here's how to find contractors quickly during your contingency period.

Ask Your Inspector First

Most home inspectors know contractors in the area. Some inspectors won't give referrals because they want to avoid any appearance of a conflict of interest. But many will share names if you ask. These referrals tend to be reliable because the inspector's reputation is tied to the recommendation.

One thing to be careful about: some states have rules about inspectors referring contractors. In a few states it's actually prohibited. Your inspector will know whether they can make referrals in your area.

Use Your Network and Online Reviews

Ask friends, family, coworkers, or neighbors for contractor recommendations. Personal referrals are usually better than cold calls. If you need to search online, look for contractors with established review histories on Google, Yelp, or Angi. Pay attention to how they respond to negative reviews. That tells you more about their professionalism than five-star ratings do.

For specialized issues like structural concerns, ask specifically for contractors who have experience with the type of problem identified. A general contractor might give you a number for foundation work, but a foundation specialist will give you a more accurate one.

How Many Quotes Do You Need?

Two quotes per major item is the practical minimum. Three is better if your timeline allows it. For smaller items under $1,000, one quote from a reputable contractor is usually sufficient.

Getting multiple quotes serves two purposes. First, it helps you confirm that the pricing is reasonable. If two roofers quote $8,000 to $9,500 and a third quotes $3,200, something is off with that third quote. Second, having multiple written estimates strengthens your negotiation position with the seller.

Step 3: Schedule and Manage Contractor Visits

This is where the timeline pressure gets real. You might have 7 to 14 days in your contingency window, and coordinating multiple contractor visits to a property you don't own yet takes some effort.

Coordinate Access Through Your Agent

You can't just show up at the property with contractors. Your agent needs to arrange access, usually through the listing agent. Be upfront about what you need. "We'd like to schedule 3 contractor visits over the next 5 days" is a reasonable request. Most sellers and listing agents will accommodate this since it's a normal part of the process.

Try to batch visits on the same day if possible. Having the plumber come at 10am and the electrician at noon is easier for everyone than scheduling four separate access appointments.

What to Tell Contractors When You Call

Lead with the key information:

1. "I'm in the process of buying a home and need an estimate for [specific work]"
2. "My inspection report identified [specific issue]. I can send you the relevant pages and photos."
3. "I need the estimate within [X days] because of my contingency deadline."
4. "Would you be able to look at the property this week?"

Most contractors understand the urgency of real estate timelines. Many prioritize inspection-related estimates because they often lead to paid work if the sale goes through. the EPA's lead paint guidelines

During the Contractor Visit

Show the contractor the inspection report findings and photos. Let them do their own assessment, but make sure they're looking at what was flagged. Ask these questions:

• What exactly needs to be done?
• Is this a safety issue or can it wait?
• What's the estimated cost, and can you provide that in writing?
• How long would the work take?
• Are there permits required?
• Is there anything else you see while you're here that concerns you?

That last question is valuable. Contractors often notice things that home inspectors note differently, or they'll spot related issues that affect the scope of work.

Step 4: Get Written Estimates

Verbal estimates are nearly useless for negotiations. You need documentation. A proper written estimate should include:

• The contractor's business name, license number, and contact info
• A description of the work to be performed
• Itemized costs for labor and materials
• Timeline for completion
• Any caveats or conditions ("pending opening of walls for further inspection")

If a contractor gives you a verbal number but says they'll "email the written estimate later," follow up. Later often means never in contractor time. Ask if they can email it by end of day or the following morning.

Some contractors will put their estimate on company letterhead. Others will scribble it on a notepad. Both work for negotiation purposes, but a professional-looking estimate on letterhead tends to be taken more seriously by sellers and their agents.

Step 5: Use Your Estimates in Negotiations

Once you have your estimates in hand, work with your agent to build your repair request or credit request. The estimates are your evidence.

Repair Request vs. Credit Request

You generally have two options: ask the seller to make repairs before closing, or ask for a credit so you can handle repairs yourself after closing. Credits are usually better for the buyer because you control the contractor, the timeline, and the quality of work. Sellers who agree to make repairs tend to hire the cheapest option available.

Present your estimates to support whichever approach you choose. "The roof needs repair, estimated at $6,500 to $7,800 based on two contractor quotes" is far more compelling than "the roof needs work."

Don't Inflate or Cherry-Pick

Present the estimates honestly. If you got three quotes and they ranged from $4,000 to $7,500, your agent might suggest asking for the highest number. That's a negotiation tactic, but be aware that the seller's agent may ask to see all quotes. Being transparent with your range builds credibility and keeps the negotiation productive.

What If the Seller Says No?

Having estimates gives you clarity even if the seller refuses to negotiate. You now know what it will cost to handle these items yourself. That information helps you decide whether the house is still worth buying at the agreed price, or whether you need to walk away. Knowledge is the whole point of this process.

Common Mistakes to Avoid

After watching buyers go through this process hundreds of times, certain mistakes come up repeatedly.

Waiting Too Long to Start

Don't read your inspection report for three days before taking action. Start calling contractors within 24 hours. Contingency timelines are shorter than people expect, and contractors aren't always available on short notice.

Sending the Entire Report to Every Contractor

A plumber doesn't need to read about your roof. Pull out the relevant pages and send only what applies to their trade. This shows respect for their time and gets you faster responses.

Accepting Verbal Estimates

"Yeah, that's probably around five grand" from a contractor standing in the driveway is not an estimate. It's a guess. Ask for it in writing with their name and license number attached. Written estimates protect you and strengthen your negotiation.

Forgetting to Ask About Permits

Some repairs require building permits, which add cost and time. Electrical work, structural modifications, and plumbing changes often need permits depending on your jurisdiction. Factor this into your timeline and budget expectations.

Not Checking Contractor Licenses

Verify that the contractors providing estimates are properly licensed in your state. An estimate from an unlicensed contractor carries less weight in negotiations and could lead to problems if you hire them for the work. Most states have online license verification tools.

A Realistic Timeline

Here's what the estimate process typically looks like on a standard 10-day inspection contingency:

This timeline is tight but workable. The key is starting immediately and staying organized. If your contingency period is shorter than 10 days, compress the early steps and prioritize the highest-cost items for estimates.