The inspection report arrived. Fifty pages, dozens of issues. The roof needs work ($8,000). The electrical panel should be replaced ($2,500). The sewer line has root intrusion ($6,000). Plus twenty minor items.
Do you ask the seller to fix everything? Request credits? Walk away? How you respond to the inspection determines whether you get a good deal, overpay for problems, or lose the house entirely.
In this article, you'll learn:
- How to create an effective inspection response
- What to request (repairs vs credits vs price reduction)
- How to prioritize issues strategically
- What sellers typically agree to (and don't)
- How to handle seller's response (agree, counter, refuse)
- Re-inspection process and verification
- Real Seattle negotiation examples
- When to walk away
This article is for you if: You've received your inspection report and need to decide what to request from the seller.
Table of Contents
- Creating Your Inspection Response
- Prioritizing Issues
- What to Request
- Getting Contractor Estimates
- Seller's Response Options
- Re-Inspection and Verification
- Real Seattle Examples
- When to Walk Away
- Summary: Key Takeaways
- Next Steps
- Additional Resources
Creating Your Inspection Response
Timeline
Typical inspection period: 10 days
Your timeline:
- Day 1–3: Schedule and complete inspection
- Day 4–6: Review report, get estimates
- Day 7–9: Prepare and submit response
- Day 10: Deadline (don't miss it!)
Critical: Submit response before deadline or contingency is automatically removed.
What to Include
Required elements:
- Reference to inspection report
- Specific items you're requesting
- Estimated costs (for major items)
- Deadline for seller's response
- Your signature
Format:
- In writing (email acceptable)
- Professional tone
- Specific and clear
- Organized by priority
- Include supporting documentation
Strategic Approach
Don't request everything:
- Focus on major issues
- Safety and systems priority
- Ignore minor cosmetic items
- Be reasonable
Why:
- Seller more likely to agree
- Shows you're serious buyer
- Maintains good relationship
- Increases chance of success
Seattle market consideration:
- Hot market: Request less (competition)
- Normal market: Request reasonably
- Slow market: Request more (leverage)
Prioritizing Issues
Category 1: Safety Issues (Must Address)
Examples:
- Electrical hazards (exposed wiring, faulty panel)
- Structural problems (foundation cracks, roof damage)
- Fire safety (non-functional smoke detectors)
- Gas leaks
- Carbon monoxide risks
Why priority:
- Immediate danger
- Liability concerns
- Lender may require fixes
- Insurance may require fixes
Typical seller response:
- Usually agrees to fix
- Understands liability
- May be required by law
Category 2: Major Systems (High Priority)
Examples:
- HVAC not functioning
- Roof leaks or near end of life
- Plumbing issues
- Electrical panel upgrade needed
- Sewer line problems
Why priority:
- Expensive to fix ($2,000–$20,000+)
- Affects habitability
- Impacts home value
- May worsen if ignored
Typical seller response:
- Often agrees to credit or repair
- May negotiate amount
- Depends on market conditions
Category 3: Minor Repairs (Medium Priority)
Examples:
- Leaky faucets
- Broken appliances
- Damaged gutters
- Cracked windows
- Worn weatherstripping
Why lower priority:
- Less expensive ($100–$1,000)
- Doesn't affect safety
- Easy to fix yourself
- Normal wear and tear
Typical seller response:
- May agree to some
- Often negotiates
- May refuse in hot market
Category 4: Cosmetic Issues (Low Priority)
Examples:
- Worn paint
- Scratched floors
- Outdated fixtures
- Landscaping needs
Why lowest priority:
- Doesn't affect function
- Personal preference
- Expected in used homes
- Easy to address over time
Typical seller response:
- Usually refuses
- "Sold as-is" for cosmetic
- Not worth negotiating
What to Request
Option 1: Repairs by Seller
What it means:
- Seller hires contractors
- Completes repairs before closing
- You verify completion
- Seller pays all costs
Advantages:
- No cash outlay from you
- Problems fixed before you own
- Can verify quality before closing
- Seller handles coordination
Disadvantages:
- Less control over contractors
- Quality may vary
- Rushed repairs possible
- Seller chooses cheapest option
Best for:
- Safety issues (must be fixed)
- Major systems (roof, HVAC, electrical)
- Items requiring permits
- When seller has time
Example request:
"Electrical Panel Replacement: Replace Federal Pacific electrical panel with modern panel by licensed electrician. Provide receipt and permit documentation. Estimated cost: $2,500."
Option 2: Credits at Closing
What it means:
- Seller gives you money at closing
- You handle repairs yourself
- Choose your own contractors
- Complete repairs on your timeline
Advantages:
- Control over contractors
- Choose quality level
- Do repairs on your schedule
- May cost less (you shop around)
Disadvantages:
- Requires cash at closing
- You handle coordination
- Repairs are your responsibility
- May not get done
Best for:
- Non-urgent repairs
- When you want control
- When seller doesn't have time
- Multiple small items
Example request:
"Roof Repairs: Credit of $8,000 at closing for roof repairs identified in inspection report (pages 12–15)."
Option 3: Price Reduction
What it means:
- Lower purchase price
- Same as credit but affects loan amount
- You handle repairs
- Reduces your loan amount
Advantages:
- Lower mortgage payment
- Lower property taxes
- Same as credit for repairs
- Reduces total debt
Disadvantages:
- Seller may prefer credit
- Affects appraisal considerations
- May complicate financing
Best for:
- Large repair costs
- When you want lower payment
- When seller prefers this approach
Example request:
"Price Reduction: Reduce purchase price by $10,000 to account for roof replacement and HVAC repairs."
Option 4: Combination Approach
What it means:
- Mix of repairs, credits, and price reduction
- Addresses different issues differently
- Flexible negotiation
Example:
"Safety Issues: Seller to repair electrical panel and gas leak before closing.
Major Systems: Credit of $8,000 for roof repairs.
Minor Items: Price reduction of $2,000 for miscellaneous repairs."
Advantages:
- Flexible
- Addresses priorities appropriately
- Shows reasonableness
- More likely to be accepted
Getting Contractor Estimates
Why You Need Estimates
Credibility:
- Shows you've done homework
- Provides specific numbers
- Harder for seller to dispute
Negotiation leverage:
- Establishes fair market cost
- Prevents lowball counteroffers
- Shows you're serious
Decision-making:
- Helps you decide what to request
- Understand true costs
- Prioritize issues
How to Get Estimates Quickly
Timeline challenge:
- Only 10 days for inspection period
- Need estimates by day 6–7
- Contractors may not be available
Solutions:
1. Ask inspector for referrals:
- Inspectors know contractors
- Can often get quick estimates
- May expedite for inspector referrals
2. Use your agent's network:
- Agents have contractor relationships
- Can get quick turnaround
- May get better pricing
3. Request rough estimates:
- Don't need detailed bids
- Ballpark numbers acceptable
- Can refine later if needed
4. Use online resources:
- HomeAdvisor, Angi, Thumbtack
- Can get quick quotes
- Compare multiple contractors
What to Include in Request
Be specific:
- Reference inspection report page
- Describe issue clearly
- Ask for itemized estimate
- Request timeline
Example:
"Need estimate for electrical panel replacement. Current panel is Federal Pacific, identified as safety hazard in home inspection (page 8). Need licensed electrician, permit required. Please provide itemized estimate and timeline."
Seller's Response Options
Option 1: Agree to All Requests
Rare but possible:
- Seller motivated to close
- Requests are reasonable
- Market favors buyers
- Seller wants clean transaction
Your response:
- Accept graciously
- Verify completion timeline
- Schedule re-inspection
- Proceed to closing
Option 2: Agree to Some, Refuse Others
Most common response:
- Seller agrees to major items
- Refuses minor/cosmetic items
- May offer different amounts
- Negotiates middle ground
Your response:
- Evaluate what's most important
- Decide if acceptable
- Counter if needed
- Consider walking away if critical items refused
Example:
Your request:
- Electrical panel: $2,500
- Roof repairs: $8,000
- Sewer scope and repair: $6,000
- Minor repairs: $1,500
- Total: $18,000
Seller's response:
- Agrees to electrical panel repair
- Offers $5,000 credit for roof
- Refuses sewer and minor repairs
Your options:
- Accept (if you can afford sewer repair)
- Counter (ask for $8,000 total credit)
- Walk away (if sewer is deal-breaker)
Option 3: Refuse All Requests
Possible in hot market:
- Multiple backup offers
- Seller confident can sell to someone else
- Property priced accordingly
- "As-is" market conditions
Your response:
- Evaluate if you can afford repairs
- Consider if price is still fair
- Decide if you want to proceed
- Walk away if too risky
Option 4: Counter with Different Proposal
Seller may suggest:
- Different repair approach
- Lower credit amount
- Split costs
- Alternative solutions
Example:
Your request: $8,000 credit for roof replacement
Seller's counter: $4,000 credit plus seller will repair obvious leaks
Your evaluation:
- Is $4,000 + repairs enough?
- Can you afford remaining $4,000?
- Is this fair compromise?
Re-Inspection and Verification
When Seller Completes Repairs
Schedule re-inspection:
- Before closing
- Same inspector if possible
- Verify repairs completed properly
- Check for new issues
Cost: $150–$300 (typical)
What inspector checks:
- Repairs completed as agreed
- Work done properly
- Permits obtained if required
- No new damage from repairs
What to Verify
Documentation:
- Receipts from contractors
- Permits (if required)
- Warranty information
- Before/after photos
Quality:
- Work completed fully
- Professional quality
- Meets code requirements
- No shortcuts taken
If repairs inadequate:
- Document issues
- Request completion or additional credit
- May delay closing
- May walk away if serious
Real Seattle Examples
Example 1: Successful Negotiation
Property: $875,000 house in Ballard
Inspection findings:
- Electrical panel (Federal Pacific): $2,500
- Roof needs replacement: $18,000
- Sewer line root intrusion: $6,000
- Minor items: $2,000
- Total: $28,500
Buyer's request:
- Electrical panel: Seller to repair
- Roof: $15,000 credit (buyer will replace)
- Sewer: $6,000 credit
- Minor items: Buyer will handle
- Total request: $23,500
Seller's response:
- Agrees to electrical panel repair
- Offers $12,000 credit for roof
- Offers $4,000 credit for sewer
- Total: $16,000 + repair
Buyer's counter:
- Accepts electrical panel repair
- Requests $14,000 for roof
- Accepts $4,000 for sewer
- Total: $18,000 + repair
Final agreement:
- Electrical panel repair by seller
- $13,000 credit for roof
- $4,000 credit for sewer
- Total: $17,000 + repair
Result: Both parties compromised, deal closed successfully
Example 2: Walking Away
Property: $650,000 house in Renton
Inspection findings:
- Foundation cracks: $35,000
- Roof leaks: $12,000
- HVAC not functioning: $8,000
- Total: $55,000
Buyer's request:
- Foundation: Seller to repair or $35,000 credit
- Roof: $12,000 credit
- HVAC: $8,000 credit
- Total: $55,000
Seller's response:
- Refuses all requests
- "Sold as-is"
- Has backup offers
Buyer's decision:
- Walks away
- Too much risk
- Can't afford $55,000 in repairs
- Earnest money returned (within contingency period)
Result: Buyer protected by inspection contingency
When to Walk Away
Red Flags
Major structural issues:
- Foundation problems
- Roof near end of life
- Extensive water damage
- Mold throughout
Seller refuses critical repairs:
- Safety issues not addressed
- Major systems not fixed
- Seller unwilling to negotiate
Total repair costs too high:
- Exceeds your budget
- Makes home overpriced
- Better deals available
Seller dishonest:
- Hid known issues
- Misrepresented condition
- Refuses to provide documentation
How to Walk Away
Within contingency period:
- Submit written notice
- Reference inspection contingency
- Request earnest money return
- No penalty
After contingency period:
- May lose earnest money
- May face legal action
- Consult attorney
Important: Don't miss contingency deadline!
Summary: Key Takeaways
- Prioritize issues - Safety first, then major systems, then minor repairs
- Get estimates - Contractor quotes strengthen your negotiation
- Be strategic - Don't request everything, focus on what matters
- Choose approach - Repairs, credits, or price reduction based on situation
- Expect negotiation - Seller rarely agrees to everything
- Verify repairs - Re-inspect before closing if seller completes work
- Know when to walk - Some issues are deal-breakers
- Meet deadlines - Submit response before contingency expires
Next Steps
- Review inspection report - Highlight major issues
- Get contractor estimates - For major items (2–3 quotes)
- Prioritize requests - Safety, systems, then minor items
- Draft response - Professional, specific, reasonable
- Submit before deadline - Don't miss contingency period
- Negotiate if needed - Be prepared to compromise
- Schedule re-inspection - If seller completes repairs
- Verify completion - Before closing
Related articles:
- Home Inspection: What to Expect
- Purchase and Sale Agreement Overview
- WA Contract to Close Timeline
- Earnest Money and Terms
Additional Resources
Find contractors:
- Angi (formerly Angie's List)
- HomeAdvisor
- Thumbtack
Your agent:
- Can provide contractor referrals
- Helps draft inspection response
- Negotiates on your behalf
- Advises on strategy
Your inspector:
- Can clarify report items
- May provide contractor referrals
- Available for re-inspection
Disclaimer: This article provides general guidance for inspection responses and should not be considered legal advice. Inspection contingency terms vary by contract. Consult with your real estate agent and attorney for guidance specific to your situation.