Dear Olivia,
I’m selling my home, and I’m worried about the inspection. Do I have to fix everything the home inspector finds?
Sincerely, Worried Seller
This is a question I hear from sellers all the time, especially when they imagine an inspector walking through their home with a clipboard and creating a giant repair list. The good news is that a home inspection is not automatically a seller’s to-do list. What happens next depends on what the inspection reveals, what the buyer requests, and the terms of your contract.
Not Every Inspection Item Is a Major Problem
Home inspectors are hired to give buyers a detailed look at the property, so their reports can be long. They may point out everything from a loose doorknob or dripping faucet to an aging roof or an electrical issue.
Seeing several pages of findings can feel intimidating, but that doesn’t mean your home is falling apart. Many inspection reports contain routine maintenance items, minor defects, and recommendations for future upkeep.
What usually deserves the most attention are issues involving safety, major systems, structural concerns, or problems that could be expensive for the buyer to address soon after moving in.
The Buyer May Ask, But You Can Negotiate
After the inspection, a buyer may request that certain items be repaired. Depending on the purchase contract, they might also ask for a credit, price adjustment, or another solution instead.
That doesn’t necessarily mean you have to agree to every request. Inspection negotiations are just that: negotiations.
As a seller, you’ll want to consider the seriousness of the issue, the cost of addressing it, the strength of the buyer’s request, and current market conditions. Sometimes making a reasonable repair keeps a good transaction moving. Other times, there may be a better way to handle the concern.
Focus on Keeping the Transaction Moving
When an inspection request arrives, try not to take it personally. Buyers are making a major investment, and it’s natural for them to have questions or concerns about what the inspector finds.
The goal is to look at the requests objectively and decide which issues make sense to address. Your real estate agent can help you understand the buyer’s requests, discuss your options, and negotiate a solution that works within the terms of your contract.
In many cases, both sides simply want the same thing: a fair solution and a successful closing.
If you’re preparing to sell your home and have questions about inspections, repairs, or what to expect during the selling process, get in touch with me at 307-851-3302. I’m always happy to answer your real estate questions and help you understand your options!
~Olivia