After a home inspection, you can negotiate repairs through three approaches: request the seller to complete specific repairs before closing, ask for a price reduction or closing cost credit equal to the repair cost, or request a home warranty to cover potential issues. Focus on major structural, safety, or mechanical issues. Not cosmetic items. In a seller's market, asking for too many repairs can cost you the deal. Prioritize the big-ticket items.
Approach 1: Request Repairs Before Closing
Ask the seller to fix specific items before closing. Get receipts and verify completion during the final walkthrough. Works best for clear, verifiable repairs (plumbing, electrical, HVAC). Limitation: you are trusting the seller's choice of contractor.
Approach 2: Price Reduction or Closing Cost Credit
Ask for a dollar amount off the price or added to seller concessions. You control the repair quality and timing. Often preferred because it is transparent and you manage the work yourself. Works well when the total repair cost is clear.
Approach 3: Home Warranty
The seller pays for a 1-year home warranty ($400 to $600). Covers major systems and appliances for the first year. Good for: older HVAC, water heater, appliances, electrical panels. Not sufficient for: foundation, roof, structural, or major water damage.
What to Prioritize in Repair Negotiations
MUST FIX: Foundation/structural issues, roof damage, active water leaks, electrical safety hazards, mold, termite damage, broken HVAC.
SHOULD FIX: Plumbing issues, significant roof repairs, major appliance replacement.
SKIP: Cosmetic items (paint, carpet, landscaping), minor wear and tear.
How to Frame the Request
Your agent presents the repair request with the inspection report. Be specific: "Replace HVAC unit, estimated cost $4,500" rather than "fix everything." Back up requests with the inspection report and contractor estimates. Do not ask for items the inspection did not flag.
When the Seller Says No
You have options: accept the home as-is, negotiate a middle ground, use your inspection contingency to walk away, or split the difference. Your leverage depends on market conditions and how motivated the seller is.