As a buyer, you have a few options for negotiating after the home inspection:<\/strong> asking the seller to make repairs, reducing the purchase price of the home, including repair credits in the closing costs, or, as a last resort, opting into an escrow repair agreement. <\/p>\n\n\n\n Most buyers and sellers are willing to negotiate to help the sale go through. But navigating negotiations during the already emotional process of a home sale can be tricky\u2014that\u2019s where this Redfin article can help, whether you\u2019re buying a home in Boise, ID<\/a> or Albany, NY<\/a>.<\/p>\n\n\n\n When a purchase agreement includes an inspection contingency<\/a>, it gives buyers the right to negotiate after the home inspection report comes in. Sometimes, the report will turn up surprises for both the buyer and the seller. <\/p>\n\n\n\n The inspection report<\/a> will probably be full of notes, photos, and maybe even some things you weren\u2019t expecting. But overall, this report will help you know what, if anything, to ask from the seller.<\/p>\n\n\n\n Go through the report and keep an eye out for big problems. These are things that could affect the home\u2019s safety or structure, like:<\/p>\n\n\n\n These are often referred to as \u201cmaterial facts\u201d\u2014and if the seller refuses to address them, they\u2019re legally required to disclose them to future buyers.<\/p>\n\n\n\n Not every issue is worth negotiating over. Cosmetics like chipped paint or creaky floors are usually easy to fix once you move in. Repairs are part of owning a home, so try to focus your energy (and negotiation efforts) on what really matters.<\/p>\n\n\n\n Once you\u2019ve highlighted any major problems, talk to your real estate agent<\/a>. They\u2019ve seen plenty of inspection reports before and can help you decide what\u2019s worth negotiating, how much repairs cost, and how to put together a strong request to send to the seller.<\/p>\n\n\n\n Once you\u2019ve read through your home inspection report and spoken with your agent, it\u2019s time to take action. Here\u2019s how to handle things, step by step, so you can move forward with confidence.<\/p>\n\n\n\n Start by organizing the issues found during the inspection. Some problems might be small and easy to fix, while others could be much larger and cost thousands of dollars.<\/p>\n\n\n\n Critical repairs<\/strong> are big ones\u2014like a leaking roof, cracked foundation, or major plumbing issues. These could affect the safety and structural soundness of the home.<\/p>\n\n\n\n Moderate repairs<\/strong> are still important but not deal breakers. Old windows, leaky faucets, or run down appliances matter, but aren\u2019t mandatory<\/a>.<\/p>\n\n\n\n Cosmetic repairs<\/strong> are surface-level things like chipped paint or loose tiles. These are usually easy and inexpensive to fix later, and can be updated to buyer preference.<\/p>\n\n\n\n Now that you know what needs fixing, find out what it might cost. Get in touch with licensed contractors in the area to get estimates.<\/p>\n\n\n\n By doing your research and getting multiple estimates, it helps you build a strong case, makes your requests clear, and backs them up with hard numbers. If you\u2019re working with a lender<\/a> and plan to ask for a seller\u2019s credit<\/a>, the lender will usually require detailed estimates or invoices to approve the request.<\/p>\n\n\n\n Once you understand what repairs are needed and how much they\u2019ll cost, it\u2019s time to explore how you would like the seller to respond. There are a few key options, each with their own advantages and disadvantages.<\/p>\n\n\n\n Option 1: Ask the seller to make repairs<\/strong><\/p>\n\n\n\n The first option is asking the seller to fix any problems before closing. <\/p>\n\n\n\n This often is not the preferred route for either seller or buyer. Sellers don\u2019t have as much investment in making sure the repairs are completed properly, and buyers will be waiting on the seller to get them done. Sometimes sellers are not physically near the home or can\u2019t pay cash for the repairs to be made.<\/p>\n\n\n\n For the best success with seller repairs:<\/strong><\/p>\n\n\n\n Option 2: Request a seller repair credit at closing<\/strong><\/p>\n\n\n\n Many sellers prefer giving a credit\u2014it\u2019s faster and easier for them. And for the buyer, it means you can choose who does the work and when.<\/p>\n\n\n\n The credit will appear on the closing statement<\/a> as a lump sum. But if you\u2019re financing the home, heads up: the lender must approve the credit, so keep close track of estimates and invoices.<\/p>\n\n\n\n Example:<\/strong> If the roof repairs are estimated at$3,000, request a $3,000 closing credit.<\/p>\n\n\n\n Option 3: Negotiate a price reduction<\/strong><\/p>\n\n\n\n With this option, the seller lowers the home\u2019s purchase price to reflect the cost of repairs. This is a great option for buyers who have cash saved for repairs, but want to reduce their initial investment.<\/p>\n\n\n\n This option is easy to handle on paper, and saves the buyer money up front. However, you\u2019ll still be responsible for fixing the problems after closing (and your lender may require any safety or structural issues to be addressed before financing the home<\/a>).<\/p>\n\n\n\n Option 4: Use an escrow repair agreement<\/strong><\/p>\n\n\n\n If a repair can\u2019t be completed before closing, an escrow holdback might be the final option. This negotiation strategy should only be used as a last resort, as it\u2019s at the greatest risk for disputes down the line. <\/p>\n\n\n\n How this works:<\/strong><\/p>\n\n\n\n Once you\u2019ve decided on your strategy, keep your requests simple and focused. Pick your top 2\u20133 most important issues, include your cost estimates, and make your request in writing.<\/p>\n\n\n\n Be polite and professional, explaining what you found and what you\u2019d like in return. Remember, this is someone’s home. Make sure everything is done in writing and reviewed by your agent.<\/p>\n\n\n\n Here\u2019s a quick example: Sometimes the seller might agree to all your requests, but that\u2019s not usually the case. Likely, there\u2019s going to be some back and forth before an agreement is reached. <\/p>\n\n\n\n If the seller comes back to negotiate, they\u2019ll likely come back with one of the three scenarios:<\/p>\n\n\n\n Be ready to meet in the middle. This is where it\u2019s important to have an experienced agent that can help guide the conversation. The goal is to help the home sale go through in a way that feels fair to both sides.<\/p>\n\n\n\n The inspection contingency gives buyers a way out if major problems are found and an agreement can\u2019t be reached. But there\u2019s a deadline<\/a>\u2014usually 5 to 10 days after the inspection.<\/p>\n\n\n\n If the seller won\u2019t negotiate on big ticket items (like a failing foundation or dangerous wiring), and you\u2019re not comfortable taking on the cost, you can back out without losing your earnest money<\/a>\u2014as long as it\u2019s still within that timeline.<\/p>\n\n\n\n This final step is your safety net. Don\u2019t be afraid to use it if the home doesn\u2019t feel like the right fit anymore.<\/p>\n\n\n\n Sometimes, despite the inspection report and fair requests, the seller still says no. They may refuse to fix anything, offer a credit, or adjust the price. It can be frustrating, but it doesn\u2019t always mean the house is lost. When the seller refuses to negotiate, there are a few things at play:<\/p>\n\n\n\n Most residential standard purchase agreements<\/a> state homes are for sale \u201cas-is\u201d, but almost all sellers expect some negotiations after the home inspection<\/a>. The exception is when sellers list their home exclusively as-is to communicate they have no intention of making any repairs. This is more common in seller markets, investor sales, or estate situations.<\/p>\n\n\n\n But whatever the reason, the seller might decline your requests and want to stick to the original terms outlined in the contract. You\u2019ll have to decide whether to accept the home as-is<\/a> or walk away.<\/p>\n\n\n\n Even if the seller refuses to negotiate, they still have a legal responsibility once they\u2019re aware of problems with the home. If the inspection uncovers something that would affect the livability of the home, like a cracked foundation or major water damage, the seller must disclose<\/a> it to future buyers if you back out.<\/p>\n\n\n\n In some cases, this pressure encourages sellers to reconsider, especially if they realize the issue could keep coming up with future buyers.<\/p>\n\n\n\n If a big issue shows up during the inspection, it\u2019s worth wondering whether the seller already knew and didn\u2019t disclose it. Sometimes a problem might have been around for awhile. Sellers don\u2019t have to share everything they know, but they are required to report known material facts.<\/p>\n\n\n\n Your agent may suggest gently raising this question in negotiations, especially if the problem is obvious.<\/p>\n\n\n\n Sometimes the best tactic is to move on. If the home needs expensive fixes or a lot of work and the seller refuses to meet you halfway, it may not be worth the money or stress.<\/p>\n\n\n\n Talk it over with your agent. There are always other homes, and you deserve one that\u2019s safe, solid, and a good investment.<\/p>\n\n\n\n Negotiating after a home inspection doesn\u2019t have to feel stressful. When both sides focus on the issues at hand and are flexible, the process can be easier for everyone. Follow these tips, and everyone has a better chance of walking away from negotiations satisfied with the outcome.<\/p>\n\n\n\n Don\u2019t overwhelm the seller with a long list of small repairs. Stick to what matters\u2014safety concerns, structural issues, or anything that could cost thousands to fix. That\u2019s where you\u2019ll have the most leverage.<\/p>\n\n\n\n Your real estate agent knows how to phrase things in a way that keeps the conversation professional and productive. Let them lead the back-and-forth so emotions don\u2019t get in the way.<\/p>\n\n\n\n Want a credit or price drop? Include contractor quotes<\/a> in your negotiations. The more data you provide, the stronger your case, and the more likely the seller will take your request seriously.<\/p>\n\n\n\n Most negotiations involve a little give-and-take. The seller may not agree to everything, and that\u2019s okay. Focus on your top priorities and be flexible with the rest.<\/p>\n\n\n\n If the seller agrees to make repairs, always schedule a final walkthrough<\/a> before closing. Bring a copy of the repair agreement and check that everything was done properly.<\/p>\n\n\n\n Keep an eye on the calendar. If you decide you\u2019ll no longer be buying the house, you need to do so before the inspection contingency expires to get your earnest money back<\/a>.<\/p>\n\n\n\n![\"how](\"https:\/\/www.redfin.com\/blog\/wp-content\/uploads\/2020\/12\/How-to-Negotiate-After-a-Home-Inspection_infographic-1024x1024.jpg\")
<\/figure>\n\n\n\nHow to prepare for a home inspection negotiation<\/strong><\/h2>\n\n\n\n
Look for big, expensive problems<\/strong><\/h3>\n\n\n\n
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Separate the big stuff from the small stuff<\/strong><\/h3>\n\n\n\n
Talk to your agent about what\u2019s worth negotiating<\/strong><\/h3>\n\n\n\n
How to negotiate after the home inspection in 6 steps<\/strong><\/h2>\n\n\n\n
1. Categorize repairs by urgency<\/strong><\/h3>\n\n\n\n
2. Get repair estimates<\/strong><\/h3>\n\n\n\n
3. Choose a repair strategy<\/strong><\/h3>\n\n\n\n
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4. Submit a written request<\/strong><\/h3>\n\n\n\n
<\/strong>\u201cBased on the inspection findings, we\u2019re requesting a $10,000 price reduction to address the roof and electrical issues. We\u2019d like to move forward at a revised purchase price of $485,000.\u201d<\/p>\n\n\n\n5. Respond to seller pushback<\/strong><\/h3>\n\n\n\n
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6. Walk away if needed<\/strong><\/h3>\n\n\n\n
What if the seller refuses to make repairs?<\/strong><\/h2>\n\n\n\n
The home is being sold as-is<\/strong><\/h3>\n\n\n\n
Material facts must be disclosed<\/strong><\/h3>\n\n\n\n
Did the seller know about issues beforehand?<\/strong><\/h3>\n\n\n\n
Know when it\u2019s time to walk away<\/strong><\/h3>\n\n\n\n
Tips for smoother negotiation<\/strong><\/h2>\n\n\n\n
Stay focused on the bigger problems<\/strong><\/h3>\n\n\n\n
Let your agent do the talking<\/strong><\/h3>\n\n\n\n
Back up your requests with estimates<\/strong><\/h3>\n\n\n\n
Be willing to compromise<\/strong><\/h3>\n\n\n\n
Always do a final walkthrough<\/strong><\/h3>\n\n\n\n
Don\u2019t miss your contingency deadline<\/strong><\/h3>\n\n\n\n
Keep your cool<\/strong><\/h3>\n\n\n\n