If You Get a Home Inspection Will the Seller Fix Everything?

Real Estate Agent with Platinum Properties TN Broker: 208698

If You Get a Home Inspection Will the Seller Fix Everything?

Buyers ask this nearly every time I sell a home in Clarksville TN. The answer is not as simple as yes or no because first, you have to understand what the purpose of the home inspection is when you buy a home in Clarksville TN.

Home inspectionsThe real estate contract

used in Tennessee has the provision to allow a home buyer to get a home inspection if this clause is completed by the buyer's agent. What is typical is that the buyer gets a 10-day inspection period to have the systems like heating and air, the pool, a well, plumbing, etc. checked by qualified service people. The pest inspection by a licensed pest control company and a check and review of the entire home by a licensed home inspector are to be done during this inspection period. In Tennessee, home inspectors are now required to be licensed by the state.

Once these inspections are completed

(within the inspection period) the buyer has a decision to make. The buyer can terminate the contract based on the home inspection report. The buyer can accept the home "as is" knowing its flaws or the buyer can petition the seller to have all or some of the repairs be completed as recommended by the inspection reports.

If you get a home inspection

will the seller fix everything? Yes, maybe, but then again maybe not. The seller may do all of the repairs especially if they really want to sell and hope to keep the buyer in the contract. But they are not required to make any repairs as this is negotiable between the buyer and seller. If the buyer and seller cannot come to terms with the inspection repairs the contract is terminated as a result of this contingency not being met.

The best advice

I have is to always get a home inspection when buying a home in Clarksville TN but be reasonable when it comes to repair requests. Remember these repairs are negotiable items and unless it is a very serious structural issue, a major system failure or it has many costly repairs, the buyer should be prepared to take care of some of the repair items at his expense. Repairs in a home inspection are negotiable so neither party is required to stay in the contract if an agreement isn't reached between the parties.

If you would like good representation when buying your Clarksville home and if you would like to search for a home in Clarksville, contact Debbie Reynolds Real Estate Agent at 931-920-6730.

Photo: ddpavumba/freedigitalphotos.net


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 Centruy 21 Platinum Properties2130 Wilma Rudolph Blvd.

Clarksville, TN 37040

When you need Real Estate services in Clarksville TN

                  it would be my pleasure to assist you!                             

Debbie Reynolds
"The Real Debbie Reynolds"

Check out all Clarksville TN Real Estate on My Website

931-771-9070 Office | 931-320-6730 Cell

Clarksville TN Homes 


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Re-Blogged 5 times:

Re-Blogged By Re-Blogged At
  1. Amanda Christiansen 07/23/2013 10:30 PM
  2. David Popoff 07/23/2013 11:04 PM
  3. Beth Atalay 07/23/2013 11:16 PM
  4. Karen Johnson, Realtor, ABR 07/24/2013 12:25 PM
  5. Joan Cox 07/28/2013 11:44 AM
Home Buying
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Richard Iarossi
Coldwell Banker Residential Brokerage - Crofton, MD
Crofton MD Real Estate, Annapolis MD Real Estate


I'm going through an ugly negotiation right now. Home inspection repairs are a weak part of the home buying process at times.


Jul 24, 2013 02:18 AM #30
Marilyn Wier
RE/MAX Space Center - League City, TX
Your League City & Surrounding Areas REALTOR!

Great read! I have had many home inspections come back with problems and the seller refuses to fix a thing! It's a real bummer for the buyer. It leads me to believe the seller really isn't ready to sell.

Jul 24, 2013 02:24 AM #32
Bill Reddington
Re/max Southern Realty - Destin, FL
Destin Florida Real Estate

In Florida this would be an AS-IS contract. Most contracts have inspection clause where seller is obligated to fix up to 1.5% of selling price for repairs. This doesn't mean they will fix it but it also doesn't mean the buyer will buy the home without repairs.

Jul 24, 2013 02:58 AM #33
Trisha Bush-LeFore
Preferred Properties Land & Homes - Walla Walla, WA
Providing Realtor Services in the Walla Walla Area

It is not worth losing your dream home over something that is not majorly wrong with the home, is what I always tell my clients. I do understand that it is negotiable, but it is important to be reasonable as well.

Jul 24, 2013 03:28 AM #34
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

Good advice for home buyers. Both sides of the contract tend to be better satisfied when they take a reasonable approach to needed repairs. It is always a good idea for home sellers to have a budget for repairs that may or may not be requested. 


Jul 24, 2013 03:31 AM #35
Edward & Celia Maddox
The Celtic Connection Realty - Queen Creek, AZ

Should always get home inspection for buyer, but they can be a big hurdle to jump on the contract if either party is not reasonable.

Jul 24, 2013 03:47 AM #36
Bryan Robertson
Los Altos, CA

My advice on repairs varies with the extent.  If there is $10K work of termite damage and the buyer is paying top dollar - we'll ask the seller to cover it (especially if it wasn't disclosed).  If we're getting a deal, we might let it pass and just assume it's part of the cost of doing business.

Jul 24, 2013 03:50 AM #37
Kelly Taylor
Keller Williams - Lakewood Ranch, FL

Great post Debbie, I agree and always insist on a home inspection. I have found that most everyone wants to know the condition of the home they are buying.

Jul 24, 2013 04:03 AM #38
George Souto
George Souto NMLS #65149 FHA, CHFA, VA Mortgages - Middletown, CT
Your Connecticut Mortgage Expert

Debbie, a lot of confusion on the part of Buyers on this issue here in Connecticut as well.  When I am doing a loan many times we will hold up on ordering the appraisal because there are concerns about what will come up during the Home Inspection.  If the deal falls apart and the appraisal has been done, now the Borrower is out the money for the home inspection as well as the appraisal.  Some times I can't hold up doing the appraisal because the date for Mortgage Commitment is to short, but when I have the time I  suggest it.

Jul 24, 2013 04:45 AM #39
Laura Cerrano
Feng Shui Manhattan Long Island - Locust Valley, NY
Certified Feng Shui Expert, Speaker & Researcher

A considerate seller may fix stuff... but if you want it done right... you know the saying.

Jul 24, 2013 07:45 AM #40
Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional
Charles Rutenberg Realty - Clearwater, FL
Palm Harbor, Dunedin, Clearwater, Safety Harbor

GREAT information! I usually use our 'as is' contract and only attempt negotiating MAJOR items, such as air conditioning, roof, etc. Those pesky little items just aren't worth nit-picking.

Jul 24, 2013 08:18 AM #41
Rosie Moore
Serving Sugar Land, Richmond, Rosenberg, Missouri City - Sugar Land, TX

Thank you for sharing! I also advise my clients to include only major items on the repair list to the seller.  I agree with Barbara-Joe. It is not worth nit-picking over minor repair issues --- which can easily be taken care of by the new homeowner.

Jul 24, 2013 09:15 AM #42
Simone Bercu
Metro Referral - Palm Beach Gardens, FL
Not state specific Real Estate - GRI, e-PRO, AB

Excellent post and very helpful comments! The answer to your question is depended on the market, the price the buyer is paying, and the parties' urgency level.  Every thing is negotiable when it comes to a real estate transaction. 

Jul 24, 2013 11:20 AM #43
Aaron Hofmann
Atlanta Communities - Smyrna, GA
aka Mr. Smyrna Vinings
Always get a home inspection, but if you ask for every little item to be repaired, don't expect the seller to agree, do be ready for plan B. I always recommend focusing on major items ( water, gas and electrical or anything else that is either very expensive or likely to cause a lot of damage if not addressed).
Jul 24, 2013 11:41 AM #44
Scott Seaton Jr. Bourbonnais Kankakee IL Home Inspector
SLS Home Inspections-Bradley Bourbonnais Kankakee Manteno - Bourbonnais, IL
The Home Inspector With a Heart!

Repairing is one thing. Not working is one thing. But just because the seller never changed the filters or cleaned the gutters, don't expect those things to be done by the seller. Those things are under the maintenance section of home ownership. These and more are some of the conversations I have with buyers and their agent.   

Jul 24, 2013 11:47 AM #45
Jimmy Faulkner
Florida. Homes Realty & Mortgage - Wantagh, NY
The Best Of St. Augustine

Debbie, as usual a GREAT post that is very informative and to the point. The home inspection is critical in the sales process and you have towarn the buyer that no home is going to be perfect. They bought what they saw and within reason they should still want to proceed. Watch out for the game palying by both sides.

Jul 24, 2013 11:52 AM #46
Karen Johnson, Realtor, ABR
Addison Wolfe Real Estate - Doylestown, PA
"Bucks County PA Homes"

Hi Debbie, what a great post!  Very helpful information especially for a new agent.  I have heard some stories in the office that a couple of first-time buyers wanted everything fixed before they moved in that was on the home inspection.  The seller was willing to do some but not all.  It is amazing what we experience in this business!

Jul 24, 2013 12:21 PM #47
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Hi Debbie - the state of California purchase agreement states all sales are "as is" but typically the inspection period becomes a second round of negotiations.   

Jul 24, 2013 01:05 PM #48
Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

Thank you all for your comments. Buyers do have options and most of the time so does the seller. Our job is to advise them of what those options are.

Jul 26, 2013 12:56 AM #49
Janis Borgueta
Key Properties of the Hudson Valley - Newburgh, NY
LIC RE Salesperson

This topic is so timely for me Debbie. I will be putting together a few posts of my own, but this is great stuff. Some owners would be wise to do the repairs first, some buyers are smart to do things them selves and the inspector reports the facts... nothing more or less. Great topic and I love that you linked a bunch together!! Thanks.

Aug 09, 2013 11:30 AM #50
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Your Dedicated Clarksville TN Real Estate Agent
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