Within 24 to 48 hours after the home inspection is completed, your home inspector delivers a detailed report on the home's condition. This home inspection report typically runs 30 to 50 pages and covers every major system in the property. The report includes photographs, descriptions of each issue found, and severity ratings.

Sit down with your real estate agent to review the home inspection report together. A skilled agent has seen hundreds of these reports and can help separate issues that genuinely affect the value of the home from items that are normal for a property of its age. Your agent helps you make informed decisions based on the inspection findings rather than reacting emotionally.

Pay close attention to the summary section. Most inspectors categorize findings as safety hazards, major defects, or maintenance items. Safety hazards require immediate attention. Major defects affect the structure or systems of the home. Maintenance items are routine upkeep that every homeowner handles over time.

Not every item in the inspection report carries equal weight. Understanding what qualifies as a major issue versus a cosmetic concern is critical for effective negotiation. Major issues typically include structural damage, roof failures, foundation cracks, faulty electrical system wiring, HVAC system breakdowns, and significant water damage.

Cosmetic issues like scuffed floors, dated light fixtures, faded paint, or minor landscaping problems rarely warrant a formal repair request. These items do not affect the safety, livability, or structural integrity of the home. Asking the seller to fix cosmetic concerns can make your request appear unreasonable and may hurt your negotiation position.

After reviewing the inspection findings, work with your real estate agent to determine which repair items are reasonable to request. Focus on safety concerns and items that affect the value of the home or its major systems. The goal is to ensure that critical items are fixed before closing so you can move into your future home with peace of mind.

There are three common approaches when the inspection revealed problems. First, you can ask the seller to complete specific repairs before closing. Second, you can request a lower purchase price to account for the cost of handling repairs yourself. Third, you can ask for a closing costs credit that offsets your expenses at the settlement table.

Your real estate agent can advise which approach works best based on the inspection findings and current market conditions. In a competitive market, asking for a credit or price reduction often moves faster than requiring the seller to coordinate contractor work. In a buyer's market, you may have more leverage to request that the seller handle repairs after a home inspection directly.

Your repair request should be a formal, written document submitted through your real estate agent. The buyer must notify the seller in writing within the inspection contingency period specified in the purchase agreement. Missing this deadline means you lose your ability to negotiate based on the inspection.

A well-crafted repair request includes specific items identified in the inspection, photos from the report, cost estimates from licensed contractors when possible, and your preferred remedy. Whether you ask the seller to fix each item directly or request a price adjustment, being specific and professional strengthens your position.

Keep your request focused and reasonable. The most successful negotiation strategies target 5 to 10 legitimate concerns rather than 30 trivial complaints. A focused repair request tells the seller you are a serious buyer who wants to close the deal, not someone looking for reasons to walk away from the house.

Once you submit your repair request, the seller may respond in several ways. The seller may agree to all requested repairs. The seller may offer a counter-proposal addressing some items but not others. The seller refuses to make any changes in some cases, particularly in competitive markets where other offers may be waiting.

This phase is where your real estate agent's negotiation skills become critical. An experienced agent understands how to present inspection results persuasively. They know when to push firmly on safety issues and when to compromise on less critical items. The goal for the buyer and seller is to reach an agreement that keeps the home sale moving forward.

If the seller agrees to handle repairs, ensure the purchase agreement specifies that all work must be completed by licensed contractors. Request receipts and documentation. A final walkthrough before closing verifies that repairs were actually completed to standard. Shoddy repair work is worse than no repair at all.

Following the inspection and negotiation, you face a critical choice. Based on the inspection findings, you have three paths forward. You can proceed with the home purchase under the agreed terms. You can continue negotiating if the seller to agree on remaining items. Or, the buyer can walk away from the purchase entirely if the issues are too severe.

Walking away from your dream home is never easy. But the home inspection helps protect you from buying a money pit. If the inspection reveals problems that the seller won't address and that would cost tens of thousands of dollars to fix, walking away is often the smartest financial decision. You paid for the inspection to make an informed decision, and sometimes that means saying no.

Remember that if you walk away from the sale, your inspection contingency protects your deposit. With a properly written home inspection contingency in your purchase contract, you walk away without losing your earnest money deposit. Your real estate agent ensures the paperwork is handled correctly so you get their earnest money back promptly.

Every thorough home inspection produces a list of findings. The table below shows the most common issues the inspection reveals, typical costs, and whether the buyer or seller typically handles the fix. Use this as a reference when reviewing your own inspection report.

The home inspection contingency is one of the most important protections in your purchase agreement. If you include an inspection contingency in your purchase contract, it gives you the legal right to cancel the purchase based on the inspection results without forfeiting your earnest money.

The typical inspection contingency period — also called the inspection period — is 7 to 14 days. During this window, you must complete the inspection, review the findings, submit any requests, and negotiate with the seller. If negotiations break down and the seller won't address critical issues, the buyer can walk away from the sale and get their earnest money deposit back in full.

Always include an inspection contingency in your purchase agreement. Never waive the inspection contingency without understanding the risks. Whether you're buying a home in a hot market where sellers pressure buyers to waive contingencies, or getting a home in a slower market, the cost of skipping an inspection can be devastating. A home inspection that costs $300 to $500 can uncover problems worth tens of thousands. Read more about how contingencies work in our home inspection contingency guide.