When buying a home, there’s a fine line between reasonable repair requests and nitpicking. Ask for too much, and you risk souring the deal. Ask for too little, and you might inherit costly problems. So, what’s fair game when it comes to negotiating repairs with a seller? And, what can you ask the seller to fix?
Focus on What Truly Matters
Not every little scratch or outdated fixture should be a dealbreaker. The key is to focus on significant defects that impact safety, structural integrity, or the home’s major systems. A home inspection will help guide you on knowing more about the property and possibly identify potential issues with the property that you might want to investigation further.
1. Structural Issues
Cracks in the foundation, sagging floors, or roof damage? These aren’t just cosmetic—they can be expensive problems that worsen over time. A professional inspection should highlight structural concerns, and sellers are often willing to address them because they can be deal-stoppers for future buyers as well.
2. Electrical, Plumbing & HVAC Problems
Faulty wiring, outdated electrical panels, slow drains, leaky pipes, or an air conditioning system on its last legs? These can be costly and, in some cases, unsafe. If an inspector flags them, it’s reasonable to ask the seller to either make repairs or provide a credit.
3. Safety Hazards
Mold, radon, lead paint, or asbestos—these aren’t just nuisances; they can be dangerous. If tests reveal hazardous materials, ask the seller to remediate the issue or contribute to the cost. In some cases, they may be legally required to do so.
4. Roof Repairs or Replacement
A failing roof isn’t a small problem. If an inspector notes missing shingles, leaks, or a roof near the end of its lifespan, this is a valid concern. Depending on the severity, you may ask for repairs or a credit toward replacement.
5. Termite or Pest Issues
No one wants to move into a home with termites eating away at the structure. If an inspection report shows termite damage or signs of infestation, sellers should be responsible for treatment and necessary repairs.
What NOT to Ask For
Not every home is going to be perfect. While it’s tempting to request cosmetic updates, that’s not what seller concessions are for. Here are some things you shouldn’t ask for:
- Minor Cosmetic Issues – Peeling paint, outdated countertops, or old carpet are not urgent concerns.
- Landscaping & Fencing – Unless there’s a major issue (like a collapsing retaining wall), these are considered buyer responsibilities.
- Small Repairs You Can DIY – A loose doorknob or a dripping faucet? These are easy fixes you can handle after closing.
Smart Negotiation Strategies
If the inspection report uncovers issues, you have a few options:
- Request Repairs – The seller handles the work before closing.
- Ask for a Credit – The seller gives you money at closing to cover repairs.
- Negotiate a Price Reduction – This lowers your purchase price, giving you extra funds to address the problems.
Each situation is different. Some sellers are eager to make fixes, while others may be firm on an “as-is” sale. The key is to balance your requests to protect your investment without jeopardizing the deal.
A home inspection gives you a roadmap, but it’s up to you to decide what’s worth negotiating. Prioritize safety, structure, and major systems. Be reasonable in your requests. And if a seller won’t budge on significant issues? It might be time to walk away.
Buying a home is a big investment—make sure you’re getting what you pay for!
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