What Home Inspection Repair Requests Should A Buyer Avoid?

Real Estate Agent with Amanda Davidson Real Estate Group Brokered By eXp Realty 0225221517

What Home Inspection Repair Requests Should A Buyer Avoid?

A common question we receive from buyers is whether or not they should ask for everything that’s listed in their home inspection report. The short answer is no but, what repairs should a buyer avoid asking for? It’s important for buyers purchasing a resale home to remember that the home inspection isn’t an opportunity to ask for upgrades or minor items. Home inspections are the buyer’s opportunity to find out if the home has major structural or mechanical defects and there are only so many repairs sellers are going to be willing to commit too – particularly if it’s a seller’s market.


Home Inspection Repair Requests


Home Inspection Repair Requests To Avoid:

Anything cosmetic – cosmetic defects have no impact on the functionality of the home. Sure, they might be something you don’t think is attractive but, they aren’t items that need attention right away. An example would be power washing a patio or fixing nail pops in a ceiling.


Renovations – if you are asking for a repair that’s based on what you plan on doing to the home, stop, do not pass go, and do not collect $200. A seller is not responsible for changing the home to be perfect for you. A request that’s based around what you want to do to the house is a sure way to put the transaction at risk.


Home Inspection Repair Requests



Old but, functional – this one is my pet peeves. If a system is old (think HVAC, water heater) but, is still functional do not ask a seller to replace it. If the inspector finds it’s in need of repair that’s something you could certainly ask for but, if you’re asking for it to be replaced simply because it’s old you’re not headed in the right direction.


These are just a few items to avoid asking for and not an all-inclusive list. Most importantly rely on your agent for advice. You do not want to work with an agent that just submits whatever you want and doesn’t give you guidance. There’s no standard or written law for what is or isn’t reasonable and current market conditions can impact what you should or shouldn’t ask for. Knowing what’s reasonable to ask for takes experience and if you’re working with an excellent agent they will provide insight on what repairs you should ask the seller to make.


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Amanda Davidson Real Estate Group

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C  703.431.3755   |   O  703.988.3151  |   W  www.amandadavidson.com

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Re-Blogged 5 times:

Re-Blogged By Re-Blogged At
  1. Debbie Reynolds 09/05/2017 08:17 PM
  2. Ron Barnes 10/01/2017 05:29 AM
  3. Joan Cox 11/08/2017 06:06 AM
  4. Roy Kelley 01/22/2018 01:00 AM
  5. Jim Cheney 01/22/2018 10:50 AM
Home Buying
Virginia Fairfax County Alexandria Kingstowne
home buying
home inspection
home buyers
home inspection repairs
home inspection repair requests

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Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

Just had to negotiate through a home inspection today. The buyer wanted things that were improvements and energy efficient items. I had to tell him that is something he can do later as they are working fine now. Have a lovely weekend, Amanda.

Sep 01, 2017 08:51 PM #7
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Wise advice for buyers', Amanda.  One that, unfortunately, all too many ignore.

Sep 02, 2017 05:24 AM #8
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Amanda, great post, and one all buyers need to read!   Inspectors sometimes scare the buyers, and tell the buyers the agent isn't working for them hard enough, which puts us in a bad position.     The buyers do need to listen to our guidance!  

Sep 02, 2017 05:59 AM #9
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Hello Amanda, As always you are the person to give great advice to clients.  You do a wonderful job!


Sep 02, 2017 03:36 PM #10
Amanda S. Davidson
Amanda Davidson Real Estate Group Brokered By eXp Realty - Ashburn, VA
Alexandria Virginia Homes For Sale

Thank you all for your comments, I had a feeling this was something we could all relate on. It's a balancing act on what's important and what isn't - sometimes it takes putting yourself in the other persons shoes. 

Sep 03, 2017 08:24 AM #11
Debb Janes EcoBroker and Bernie Stea JD
ViewHomes of Clark County - Nature As Neighbors - Camas, WA
REALTORS® in Clark County, WA

Oh, we can relate. :) Honestly some of the inspectors create this situation. We are seeing them write up - HVAC near end of life cycle, windows at end of life cycle. Really? Generally, the home is price to reflect its age and condition. Unless the HVAC isn't working, or the windows are malfuntioning, you don't ask the seller to replace them...and yet. :) Great post. D 

Sep 04, 2017 07:48 AM #12
Patricia Feager, MBA, CRS, GRI,MRP
Selling Homes Changing Lives

Amanda S. Davidson - If I were a judge, this one would be feature worthy for sure! It's a pet peeve of mine too for buyers to ask for minor cosmetic repairs or to ask for something major like an HVAC replacement just because the inspector writes on his reports he recommends servicing the equipment which is a normal request and maintenance item. Even worse, it's a pet peeve of mine when the Inspector writes that info on his report about the HVAC and the seller just had their annual spring or winter tune-up and the buyer's agent seems to think, it's a great idea for the buyers to get a new system! 

Sep 04, 2017 08:00 AM #13
Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
Charlotte Homes for Sale - Charlotte Neighborhoods

Great video, Amanda! I have to prep my buyers early on about what they can ask for - cosmetic, reno items are a no-go and if the item is performing the function for which it is intended, age does not matter! We have this conversation several times so that by the time we get to the inspections, they listen as though they are to be making the repairs. Then, when I say, let's ask for this and this, they're thankful if the seller makes the truly necessary repairs. 

Sometimes getting those 'silly' thoughts out of their heads just takes repetition - common sense is not always 'common' to all!!

Have a great rest-of your week!

Sep 04, 2017 09:01 PM #14
Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

I have an upset seller because the buyer asked for the most trivial things. It will be interesting to see how it turns out.

Sep 05, 2017 08:15 PM #15
Jim Cheney
Saint Francis Property Santa Rosa, CA - Santa Rosa, CA
Rincon Valley Realtor 707.494.1055

Very true Amanda S. Davidson 

Sep 05, 2017 09:13 PM #16
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Realtors - Luxury - Divorce

Old doesn't mean obsolete....and Buyers would like to think it means "replace."

Sep 06, 2017 03:19 AM #17
Sheri Sperry - MCNE®
Coldwell Banker Residential Brokerage - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Amanda, 

Our contracts stipulate the "as is" condition. Safety items are usually a must do and it always gets sticky with roof conditions. Love your video. Great way to add the "google juice"!

Sep 06, 2017 05:07 AM #18
Sheila Anderson
Referral Group Incorporated - East Brunswick, NJ
The Real Estate Whisperer Who Listens 732-715-1133

Good morning Amanda. You have done such a good job with this. When you ask for everything you usually get nothing.

Sep 06, 2017 06:10 AM #19
Alan May
Coldwell Banker Residential - Evanston, IL
Helping you find your way home.

Our local contract includes the phrase "items shall be deemed to be working if they are performing the function for which they were designed regardless of age or condition".

I make certain that my buyers understand that before we conduct the inspection, so that they're not surprised when I suggest that the 30-year-old HVAC system, that's been well-maintained and is still working fine is not an inspection repair/replacement we should request.

Oct 01, 2017 05:54 AM #20
Nathan Gesner
American West Realty and Management - Cody, WY
Broker / Property Manager

Great job, Amanda! I've seen so many buyers walk away from homes that were exactly what they were looking for but they couldn't get over the cosmetic issues.

Oct 01, 2017 06:46 AM #21
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

This is excellent advice to share with home buyers.

Nov 08, 2017 06:31 AM #22
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

I agree. I tell my buyers to focus on structural or safety issues. Otherwise, nah.

Nov 11, 2017 04:11 AM #23
Jeff Dowler, CRS
Solutions Real Estate - Carlsbad, CA
The Southern California Relocation Dude

Hi Amanda

I came back to re-read this inlight of some issues I am working on with some buyers. You've shared some important advice that buyers should think about serioulsy before putting together their lists of repairs.


Nov 11, 2017 01:20 PM #24
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

Good morning, Amanda S. Davidson good post.... buyers either ask for outrageous repairs or they use the home inspection report to renegotiate...

Jan 22, 2018 02:40 AM #25
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Good afternoon Amanda - I missed this the first time but was happy that Roy Kelley reblogged.

Jan 22, 2018 09:18 AM #26
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