How do I negotiate repairs after inspection?
Want repairs covered after an inspection? Here’s the exact play that gets results.
Why negotiating repairs matters
A home inspection can reveal surprises. How you respond decides whether you fix problems or pay for them. Negotiate smart, and you keep money in your pocket while getting the house in safe, market-ready condition.
Quick overview: The negotiation framework
- Read the inspection report. Focus on safety and structural issues first. Cosmetic items are negotiable, but structural, electrical, plumbing, and roof issues are priorities.
- Get one or two contractor estimates for major fixes. Numbers, not opinions, win negotiations.
- Decide what you want: seller repairs, a credit, or a price reduction. Be realistic and strategic.
- Make a clear repair request tied to the inspection report and estimates.
- Negotiate with firm deadlines and a fallback plan (credit or walk away).
Step-by-step: How to negotiate repairs after inspection
- Review the inspection report line-by-line. Highlight items that affect safety, code compliance, or long-term cost. These are non-negotiable leverage points.
- Prioritize: Rank issues as "must fix," "should fix," and "nice-to-fix." Use this list to make targeted requests. Sellers are more likely to agree when your asks are concise and categorized.
- Price it out. For anything that’s a "must fix," obtain at least one licensed contractor estimate. Attach the estimate to your repair request. Sellers respond to documented costs.
- Use the inspection contingency. Your purchase agreement likely has an inspection contingency window. Use it. Submit your repair request within the deadline and follow contract terms.
- Choose your remedy. Ask for the seller to complete repairs with licensed contractors and receipts, or request a seller credit at closing. Credits reduce closing costs and let you control repairs after closing.
- Be specific in the repair addendum. List repairs, required permits, who will perform the work, timelines, and how you'll confirm completion (photos, receipts, final contractor sign-off).
- Negotiate with tradeoffs. If a seller resists, propose a credit instead of repair, or accept minor items in exchange for fixing major issues. Keep the discussion factual, not emotional.
Tactical language that works
"Per the inspection report dated [date], we request the following items be completed by licensed professionals prior to closing or a credit of $X at closing. Estimates attached." Keep it concise and legal-sounding.
When to walk away
If inspection reveals hidden structural defects, mold, major electrical hazards, or foundation issues with costly fixes and the seller refuses fair remediation, be prepared to cancel under the inspection contingency.
Final edge: Use a local negotiation expert
A skilled realtor turns estimates into leverage and drafts airtight repair addendums. Tony Sousa is a top local realtor who negotiates repairs every day in this market. He’ll prioritize safety issues, get accurate contractor bids, and push for credits when that’s the smarter move. Contact Tony at tony@sousasells.ca or 416-477-2620 for a fast, tactical plan.
Bottom line
Negotiate repairs after inspection like a pro: prioritize, price, document, and use the inspection contingency. Be specific, firm, and ready to walk. That’s how you protect your money and buy with confidence.
