When an offer to buy a home is accepted, it can be easy for both the buyer and seller to feel that they’re safely at the finish line. The acceptance of an offer brings the deal much nearer to the closing table, but there are still important steps the transaction must go through. Typically, a buyer’s offer comes with an inspection contingency, one of the most common and important protections in the contract.
The Home Inspection Report
A home inspection is conducted by a licensed professional who evaluates the property from top to bottom to identify any parts of the home that are out-of-code or in need of repair. The inspector provides the buyer with a detailed report covering the home’s structure, plumbing, electrical, foundation, roof, and more. Review this report carefully with your agent.
What to Request and What to Let Go
Not every item in an inspection report is worth pursuing. Focus your requests on issues that affect safety, structural integrity, or major system functionality: roof leaks, electrical hazards, plumbing failures, foundation problems, HVAC issues, and pest damage. Cosmetic items and normal wear and tear are generally not appropriate to request — requesting too many minor items can sour a transaction and give the seller an opportunity to back out.
How to Request Repairs or Credits
There are two main approaches: ask the seller to make specific repairs before closing, or ask for a credit at closing that you can use to address issues yourself. Credits are often preferable because you maintain control over the quality of work and timing. Your agent will help you determine the appropriate amount to request based on contractor estimates or standard costs.
What If the Seller Refuses?
If the seller refuses to negotiate on legitimate issues, you have options: accept the property as-is, exercise your inspection contingency to exit the contract, or meet somewhere in the middle. Your Avonya agent will advise you on the strength of your position and help you make a decision that aligns with your goals and risk tolerance.
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