How should a seller respond to home inspection issues?

Real Estate Broker/Owner with Godzyk Real Estate Services NH License 033394

You could say this is a part 2 to my explosive blog on HOME INSPECTIONS. Many agents came out on both sides of the argument that a buyer has the right to ask for anything and everything found on an inspection. They do and they are at least here in the Manchester NH area. The result is often the seller saying no to everything and the deal dies.


Today's blog though is about the PROPER response from the seller side. I never like to see a deal die, even when the buyer and their agent go off the rails asking for "too many" things on an inspection report. 


First before we even find a buyer. Before we even negotiate a contract and then AFTER we do. I like to go over the subject of inspections. I point out what I can see when i list the home. We often adjust the price up front for anything that is blatant, like the roof in the picture above. The home needs a roof. It states it in the seller disclosure. The roof 20 years old shows signs or wear. It is not leaking and we priced the home $10,000 lower to reflect that. 


THEN comes the buyers request to replace the roof. They also included about 2 dozen other things. YES, 2 dozen.....



BUT my buyer listened. We read through the request, she loved the one about installing new kitchen cabinets becuase they were worn. But there was one thing she or I did not know. There was a leak in the plumbing in the basement. We countered the 2 pages of requests with the seller repairing the plumbing. We wrote a simple note that included the seler property info report disclosing age of roof. To my surprise the buyer accepted. They did not want those other things, He said the buyer agent told him to ask. He got the just he was minutes away from getting the deal killed. He wanted the home. He liked the home and wil close soon.



THE MORAL OF THE STORY is to go over the inspection before it happens. Know wha to expect and how to answer. Never just say no, always counter. That saves more deal sthan it ever kills. 


Perhaps the MOST IMPORTANT message is to share with every consumer that my philosophy is simple, provide more personal and professional service to guide my clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest. Those that hire me, find a dedication like no other.


To CONTACT Scott Godzyk please call 603.661.2121 or EMAIL: .


About the Author: Scott Godzyk is the Owner/Broker of the Godzyk Real Estate Services in Manchester NH. Proud to be locally owned and operated with 32 years of experience, Scott is a leading Agent for Listing and Selling Homes in this area.We are Full Time Agents ready to serve all of your Real Estate needs. Servicing Hillsborough, Rockingham, Merrimack and Belknap counties. 




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Sham Reddy CRS
H E R Realty, Dayton, OH - Dayton, OH

I could not have said any better!

Provide more personal and professional service to guide our clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest

Jun 22, 2019 05:22 AM #1
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Realtors - Luxury - Divorce

There are roof replacement which may prevent a Buyer from getting financing...all of those options should be discussed prior to listing.

Jun 22, 2019 06:13 AM #2
Debb Janes EcoBroker and Bernie Stea JD
ViewHomes of Clark County - Nature As Neighbors - Camas, WA
REALTORS® in Clark County, WA

Negotiation is a big part of the inspection deal. It's not unilateral, and it is always wise to factor in pricing reductions to cover issues ( such as the roof) - with that said, I'm with you. It's part of our job to keep deals together, not create issues that are difficult to solve. 

Jun 22, 2019 07:19 AM #3
Doug Dawes
Keller Williams Realty - Topsfield, MA - Georgetown, MA
Your Personal Realtor®

Very well put Scott Godzyk 

I always explain to the buyers' agent their offer should be predicated on what has been disclosed to them and what they have seen. 

Jun 22, 2019 09:49 AM #4
Anna Banana Kruchten CRB, CRS 602-380-4886
Phoenix Property Shoppe - Phoenix, AZ
Arizona's Top Banana!

Scott unless have the roof can get a 2 year life cert from licensed roofer most lenders won't allow it.  Educating the buyers about the current market, days on market and are multiple offers going on does make a HUGE difference as to how much a buyer can request the seller repair.

Jun 22, 2019 11:54 AM #5
Dorie Dillard CRS GRI ABR
Coldwell Banker United Realtors® ~ 512.750.6899 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Good evening Scott Godzyk,

Educating both the buyer and seller by their respective agents as to current market conditions will go a long way in coming to terms on repairs.

Jun 22, 2019 04:09 PM #6
Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Hi Scott- this is key...educating the seller and the buyer about situations that may or will occur. 

Jun 22, 2019 05:26 PM #7
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