The Home Inspection Found Problems. What Should I Ask the Seller to Fix?

Short answer: Focus on the things that really matter.

A home inspection can come back with 20, 30, even 50 items on it.

That doesn’t mean you should ask the seller to fix all 50.

I’d usually put most of my attention on things that affect safety, water, structure, major systems, or your ability to comfortably move forward with the house.

A loose doorknob and a leaking roof are not the same problem.

Treating them like they are usually makes the negotiation harder than it needs to be.

First, Don’t Let the Inspection Report Scare You

Inspection reports can look rough.

Lots of pictures.

Lots of notes.

Lots of warnings.

And suddenly the house you loved three days ago looks like it needs to be torn down.

Usually, that’s not what the inspector is saying.

Their job is to point things out.

Your job — with help from your agent and sometimes contractors or other professionals — is to figure out which things actually matter to your decision.

The Consumer Financial Protection Bureau recommends that buyers attend the inspection when possible because it helps you understand the report and ask questions while you’re there. Consumer Financial Protection Bureau

I agree with that.

A five-minute conversation with the inspector can sometimes make something that looks terrible on paper feel a whole lot less scary.

What Should I Take Seriously?

I usually pay the most attention to things like:

• Active roof leaks
• Major plumbing leaks
• Electrical safety problems
• Structural concerns
• Significant moisture or crawl-space issues
• HVAC that isn’t working
• Serious foundation problems
• Wood damage
• Anything that may affect financing or insurance

Those are very different from:

• Paint colors
• Worn but usable carpet
• An older appliance that still works
• Small drywall cracks
• Cosmetic trim
• Things you simply wish were newer

That doesn’t mean cosmetic items don’t matter to you.

It means I’d be careful about using the inspection process to turn the seller’s house into your remodeled house before closing.

Can I Ask the Seller to Fix Anything I Want?

You can certainly ask for things.

But what rights you actually have depend on your contract and the inspection contingency you agreed to.

If the transaction uses the current Virginia REALTORS Home Inspection Contingency Addendum, the form is built around negotiating deficiencies rather than simple cosmetic items or matters of preference. Virginia REALTORS has specifically explained that something like a leak-prone roof can qualify as a deficiency, while asking the seller to repaint a basement is merely cosmetic. Virginia REALTORS®

That distinction makes sense to me even beyond the form.

Ask yourself:

Would this problem make a reasonable buyer think differently about purchasing the house?

That’s a much better filter than:

“Would I like the seller to fix this?”

Should I Ask for Repairs or Ask for Money?

Either can make sense.

Let’s say an HVAC repair is estimated at $2,000.

We might ask the seller to have it repaired.

Or we may be able to negotiate a credit so you handle it after closing.

There are pros and cons.

Having the seller repair it

You don’t have to deal with the repair after moving in.

But you also don’t choose the contractor or control how much effort the seller puts into getting it done.

Taking a credit

You can handle the repair yourself after closing.

But the credit has to work with your loan, and some property problems may actually need to be corrected before the lender will close.

The CFPB notes that sellers may sometimes give buyers a credit toward closing costs instead of making a repair, but major repairs can complicate financing and may need to be handled before closing. Consumer Financial Protection Bureau

So this is another place where I don’t like guessing.

If the lender needs to be involved, we get them involved.

What If the Seller Says No?

Then we look at your options.

Maybe we ask for fewer things.

Maybe we negotiate a credit.

Maybe you decide you’re comfortable taking care of something yourself.

Maybe the problem is serious enough that the house no longer makes sense for you.

What you can legally do at that point depends on your contract.

That’s important.

I don’t want buyers assuming:

“The inspection found something, so I can automatically walk away.”

Nor do I want them assuming:

“The seller said no, so I’m stuck.”

Read the agreement you actually signed.

Under the current Virginia REALTORS inspection form, if the parties cannot agree on the resolution of qualifying deficiencies, the form can provide the buyer with termination rights. But again, that depends on the form and contract being used in your particular transaction. Virginia REALTORS®

Should I Ask for Every Small Thing So I Have Room to Negotiate?

I usually wouldn’t.

That can backfire.

Imagine the seller receives this:

1. Replace roof.
2. Service HVAC.
3. Repair leaking toilet.
4. Tighten cabinet knob.
5. Replace lightbulb.
6. Paint laundry room.
7. Replace one cracked outlet cover.
8. Adjust closet door.
9. Clean gutters.
10. Replace perfectly working but older dishwasher.

Now the seller may feel like the buyer is trying to renegotiate the whole house.

And the important items can get buried in all the noise.

I’d rather make a shorter, stronger request built around the things you actually care about.

That usually makes it easier for everybody to see what’s needed to keep the deal moving.

It can also help to understand how sellers think  through repair requests after an inspection.

What If the House Is Older?

This matters around Smithfield and Isle of Wight.

An older home is going to have older things.

That isn’t automatically a problem.

A 15-year-old water heater isn’t new.

But if it works, the inspection didn’t suddenly make it broken.

An older roof may still have useful life.

Older windows may still open and close.

A dated electrical panel may need more investigation, but we shouldn’t assume the whole system is dangerous without understanding what the inspector actually found.

I try to separate:

Old

from

Defective.

Those aren’t always the same thing.

What If I’m Using a VA Loan?

Then property condition can matter in another way.

A VA appraisal is not your home inspection, but the property also has to meet VA’s applicable minimum property requirements.

So occasionally we may have something that is both an inspection concern and something that needs attention for financing.

That’s one reason I don’t recommend skipping a home inspection just because there will also be an appraisal.

They’re doing different jobs.

Could Asking for Too Much Cost Me the House?

Possibly.

That doesn’t mean you should ignore serious problems.

But negotiations work both ways.

The seller may have accepted your offer over another one.

They may already be paying some of your closing costs.

Maybe you offered below asking.

Now imagine you come back asking for another $15,000 worth of repairs.

That doesn’t automatically make your request unreasonable.

But we need to understand what the whole transaction looks like from the other side too.

You don’t negotiate each part of a real estate deal in a vacuum.

Price, closing costs, repairs, financing, appraisal and timing all start stacking on top of each other.

What About the Final Walk-Through?

If the seller agrees to make repairs, we want to make sure those repairs are actually completed.

The CFPB recommends using the final walk-through to confirm agreed repairs have been done and that the property is in the condition you expect before closing. Consumer Financial Protection Bureau

Virginia REALTORS also updated its standard Residential Purchase Contract in 2026 regarding pre-settlement verification and agreed repairs, which is another reason the exact contract and forms matter. Virginia REALTORS®

I’d also keep receipts or contractor documentation when appropriate.

That can make the final walk-through a lot easier.

A Simple Way I’d Sort an Inspection Report

That isn’t a legal rule.

It’s just a practical way to stop a 40-page inspection report from becoming overwhelming.

What I’d Tell a Smithfield Buyer Sitting Across the Table From Me

Don’t try to make the seller fix every sentence in the inspection report.

Figure out what matters to you.

What could cost real money?

What affects safety?

What could hurt the house?

What might affect your financing?

And what are you perfectly comfortable handling yourself after closing?

Then we build the request around those things.

Sometimes I’ll tell a buyer:

“Yes, I’d ask for that.”

Sometimes:

“I’d want a contractor to look at this first.”

And sometimes:

“Personally, I wouldn’t risk a good deal over that.”

The goal isn’t to win the inspection.

The goal is to make sure you still feel good about buying the house when inspection day is over.

Thinking About Buying in Hampton Roads?

If you’re thinking about buying a home in Smithfield, Isle of Wight, Carrollton, Suffolk or elsewhere in Hampton Roads and you’re not currently working with a real estate agent, I’m happy to help you understand how inspections, repair requests and negotiations work before you get into a transaction.

Call or text me at 757-880-7061 or email me at [email protected].

Ask me anything. I’m happy to explain it in plain English.

Jason Goodin
Principal Broker
Virginia 1st Realty Group

Frequently Asked Questions

Should I ask the seller to fix everything on the home inspection?

Usually not. I’d focus on meaningful deficiencies, expensive problems, safety concerns and issues that could affect financing or your willingness to buy the house.

Can I ask the seller for money instead of repairs?

Sometimes. A seller credit can be an option, but it needs to work with the contract and the buyer’s financing. Some repairs may still need to be completed before closing.

Can I walk away if the seller refuses repairs?

Possibly, depending on the inspection contingency and contract you signed. Don’t assume you can or cannot terminate without reviewing the actual agreement.

Are cosmetic problems considered inspection deficiencies?

Under the current Virginia REALTORS Home Inspection Contingency Addendum, cosmetic items and matters of preference are excluded from the definition of deficiencies. Virginia REALTORS®

Should I attend my home inspection?

I think so whenever possible. It gives you a chance to see problems in context and ask the inspector questions instead of trying to understand everything from the written report later. The CFPB recommends attending when you can. Consumer Financial Protection Bureau