When it comes to buying or selling a home, the home inspection can be a major turning point. It helps buyers understand what they’re walking into and alerts sellers to problems that could delay or derail the deal.
A licensed inspector will assess the home’s condition from top to bottom, looking for structural issues, faulty systems, or other problems that need attention before closing. While not every fix found in the home inspection is mandatory, certain issues can stall a sale, raise red flags with lenders, or turn buyers away altogether.
The good news? Many issues can be negotiated between a buyer and seller. So which fixes are actually required after a home inspection? Who pays for these repairs? And when should you just walk away from the sale?
We’ll break down which fixes matter most—and what to do next if the report reveals more than you bargained for.
What fixes are mandatory after the home inspection?
In most traditional home sales, there’s no legal requirement to fix problems with the home. However, mandatory repairs often come into play when a lender or insurance provider is involved or safety is at risk.
Buyers financing with an FHA, VA, or USDA loan, for example, may face lender requirements for specific repairs before approval. Even in conventional sales, issues that compromise a home’s structure or livability can threaten the deal if not addressed prior to purchase.
Here’s what you should look out for, whether you’re the buyer or the seller.
Structural issues
Structural problems are among the most serious (and costly) issues flagged during a home inspection.
- Large or significant foundation cracks
- Sagging or leaking roof
- Major water damage
For buyers: Ask your real estate agent if a structural engineer should be brought in for a second opinion before finalizing the deal.
For sellers: Consider getting ahead of these issues with a pre-listing inspection so you’re not caught off guard during post-inspection negotiations.
Health and safety concerns
Any condition that poses a health risk may need to be addressed before closing, especially if it violates local disclosure laws or endangers future occupants.
- Mold
- Radon
- Carbon monoxide
- Lead paint in older homes
- Asbestos
For buyers: Look into local testing services to get an estimate of cleanup costs. You may be able to negotiate credits or ask the seller to cover remediation.
For sellers: If your home was built before 1978 or you suspect environmental concerns, test early so you have time to resolve issues before listing.
Active leaks or electrical hazards
A dripping pipe or exposed wiring isn’t just inconvenient, but can become a serious liability. Most buyers (and their lenders) expect these to be resolved before the sale goes through.
- Plumbing leaks
- Exposed wires
- Outdated electrical components
- Overloaded circuit breakers
For buyers: Prioritize safety concerns over cosmetic fixes during negotiations—these are the issues most likely to impact closing.
For sellers: Small leaks or outdated wiring might seem minor but can snowball into lost deals. Having these addressed proactively can help protect your asking price.
Code violations
Homes that don’t meet current building codes can trigger required repairs after inspection, particularly for government-backed loans or home insurance providers.
- Missing smoke detectors
- Unpermitted work
- Outdated wiring like knob and tube
- Outdated plumbing
For buyers: If you’re using a government-backed loan, ask your lender for a list of common red flags so you can watch for them during inspection.
For sellers: Review your local code requirements before listing—especially if you’ve made recent upgrades—to make sure everything’s in the clear.
5 surprising repairs that can delay closing
Even if they aren’t always labeled “mandatory,” these repairs frequently trip up financing, appraisals, or buyer confidence.
1. A broken HVAC system
Most lenders require heating and cooling to be functional before approving a loan, especially in extreme climates.
2. Termite or pest infestations
VA loans and other government-backed loans often mandate termite inspections, and if active damage is found, treatment is typically required before closing.
3. Sewer line or major plumbing issues
A flagged sewer scope or evidence of backups can delay financing and lead buyers to re-negotiate or walk away.
4. Missing smoke or carbon monoxide detectors
Life safety devices are a tiny fix, but can have big consequences. These are required in most municipalities and are often a lender condition for closing.
5. Cracked or broken windows
Beyond curb appeal, broken windows can raise safety and energy efficiency concerns—enough to halt certain deals in their tracks.
Who is responsible for repairs after a home inspection?
In most cases, the seller is not legally required to fix what shows up in the inspection report.
However, a buyer can request repairs, credits, or price reductions as part of the post-inspection process. The final agreement depends on what’s outlined in the purchase contract, how motivated each party is to close, and whether any fixes are required by the buyer’s lender or local law.
“Often, it’s the buyer’s responsibility once under contract to make repairs found in a home inspection report,” says Joe Rath, Director of Real Estate Operations at Redfin.
But a pro tip for sellers: hire a home inspector proactively.
“Get ahead of it and start knocking off that list of things that you can do so that when a buyer brings a home inspector through, you have already anticipated a lot of what might come up on that report,” Rath recommends, “because the reality is, the buyer is going to ask for some of these things to be repaired.”
That said, major safety issues or lender-required home repairs often fall on the seller if they want the sale to move forward, particularly in a buyer’s market. For smaller concerns, buyers and sellers might split costs or negotiate a repair credit. Negotiations require a balance of priorities, timing, and leverage, which is why having a skilled real estate agent on both sides of the deal makes a big difference.
Finally, if an entire property is being listed and sold “as-is,” the seller will not make repairs or offer any credits for potential fixes.
Home inspection repairs that aren’t required
Not every item flagged during a home inspection needs to be fixed before closing. These issues are often considered cosmetic, routine, or optional, especially in competitive markets. As buyers, you have the option to request repairs, but sellers are not obligated to make them. It’s crucial to differentiate between “nice to have” updates and deal-breaking issues. Often, buyers choose to overlook minor imperfections or negotiate a credit to address them after moving in.
1. **Cosmetic wear and tear**: Scuffs on walls, chipped paint, and worn floors are normal signs of use that typically do not impact the sale.
2. **Foggy windows (broken seals)**: Common in older homes, these issues are usually cosmetic and do not affect functionality significantly.
3. **Outdated appliances that still work**: Unless completely nonfunctional, older appliances are typically sold “as-is” in most contracts.
4. **Minor landscaping issues**: Overgrown shrubs or patchy grass are generally not deal-breakers and can be addressed by buyers post-move.
5. **Loose fixtures or hardware**: Issues like wobbly doorknobs or squeaky hinges are usually minor and not worth delaying a deal over.
When it comes to negotiation after a home inspection, buyers and sellers have to decide whether to negotiate repairs, ask for a price reduction, or walk away from the deal. The right decision depends on the seriousness of the issues, contract terms, and flexibility of both parties to keep the sale on track.
**Negotiate repairs when the issues are fixable but significant**: Serious problems like a leaky roof or mold in the basement may warrant asking the seller to handle repairs before closing.
**Buyers can request a price reduction or credit to handle repairs themselves**: If buyers prefer to manage repairs independently, they can negotiate a financial concession instead of asking the seller to do the work.
**The buyer can walk away when the issues are deal-breakers**: In cases where the inspection reveals major issues that buyers are unwilling to address, walking away may be the best option.
In conclusion, it’s essential to prioritize safety, structure, and lender-related fixes during the negotiation process. Buyers and sellers should communicate openly and work towards a mutually beneficial resolution post-inspection. sentence: The cat sat lazily in the sun, grooming its fur.
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