Step 1: Separate Safety Issues From Everything Else
Before you do anything, go through the report and pull out every finding that involves safety. These get special treatment regardless of cost. Safety items are non-negotiable in the sense that they need to be addressed before or immediately after occupancy, and they are often the items sellers are most willing to fix because they're legally exposed if they refuse.
Common safety findings in inspection reports include:
- Missing GFCI protection in kitchens, bathrooms, garage, exterior outlets
- Reversed polarity or open grounds at electrical outlets
- Active carbon monoxide or smoke detector deficiencies
- Gas line concerns (improper flex connectors, missing shutoffs, odor)
- Unsafe stair railings or guardrails
- Blocked or missing combustion air venting on furnaces and water heaters
- Evidence of active water intrusion near electrical components
Put these in column one. They're your first ask. Many of them are relatively inexpensive to fix but carry real risk if ignored.
Step 2: Flag Structural and System-Level Defects
The second tier covers things that affect the structural integrity of the building or the long-term function of major systems. These aren't necessarily dangerous today, but they represent significant repair costs or risks if they fail.
This includes: foundation concerns, roof structure issues, framing problems, failing HVAC equipment, electrical panel deficiencies (Federal Pacific, aluminum branch wiring, undersized service), plumbing supply concerns (polybutylene, galvanized with reduced flow), and active moisture intrusion into the building envelope.
For each of these, you want a contractor quote. The inspection report tells you something is wrong. The contractor tells you what it costs to fix. That number is what drives your negotiation.
The Age Factor
Systems that are old but still functional need to be noted separately from systems that are failing now. A 22-year-old furnace that's operating normally is worth knowing about. It probably has 3-5 years left. A 15-year-old furnace with a cracked heat exchanger needs to be replaced now. The distinction matters for negotiation. The first is a disclosure item you price into your offer. The second is an active defect you ask the seller to address.
Step 3: Set Aside the Deferred Maintenance Items
Most inspection reports are full of deferred maintenance. Caulking failures, worn weatherstripping, minor paint peeling, slow drains, light fixtures not working, cabinet hinges that need adjustment. These are real findings. They belong in the report. But they don't belong in your repair request.
Trying to negotiate minor maintenance items annoys sellers and dilutes your actual asks. Pick your battles. The goal of your repair request is to get movement on the things that matter. Asking for 25 minor items makes you look like you're trying to nickel-and-dime, which makes sellers defensive even on legitimate requests.
Plan to handle the maintenance list yourself after closing. Budget $1,000-$3,000 for the first year of ownership to address the small stuff. It's normal.
Step 4: Decide Between Repair Credits and Actual Repairs
Once you know which items you're negotiating, decide whether you want the seller to make repairs or give you a credit at closing. The answer depends on the item.
For safety issues, repairs are often better because you know it gets done and done correctly. For larger structural or system work, a credit may be preferable because you get to choose your contractor and control the quality of the work. Seller-managed repairs are sometimes done at the lowest possible cost with the minimum acceptable outcome.
The National Association of Realtors research consistently shows that inspection-related repairs and credits are among the most common negotiating points in residential transactions. This is standard. Sellers expect it. Don't feel like you're asking for something unusual.
Step 5: Apply Your Deadline Backwards
Your inspection contingency deadline is fixed. Work backwards from it. You need time to get contractor quotes before you can submit an informed repair request. That means you need quotes within 3-4 days if your contingency window is 7-10 days.
Call contractors the day you receive the report. Explain what you need: a written estimate for specific items from a home inspection. Most contractors understand this request. Some won't charge for the estimate. For electrical and plumbing, a licensed professional's written assessment also adds weight to your repair request.
Don't wait for the full report to be perfect in your head before you start making calls. Get the information moving while you're still reviewing.
When You Can't Get Quotes in Time
If there are major findings and you can't get qualified quotes before your contingency deadline, talk to your agent about requesting an extension. Sellers sometimes agree, especially if the alternative is you walking away from the deal. A day or two to get proper estimates is a reasonable ask when the findings are significant.
A Note on Inspector Follow-Up
Most inspectors are willing to answer follow-up questions after the report is delivered. If something in the report is unclear, call or email. Ask whether a specific finding was surface-level or deeper, whether it was actively worsening or stable, whether they recommend a specialist evaluation. That conversation costs nothing and can change how you think about a borderline item.
Use the report as a starting point, not a final verdict. It's a snapshot of what one inspector observed on one day. Your goal is to convert that snapshot into an action plan that protects you without blowing up a deal over something manageable.