What Repairs Should I Expect After a Home Inspection?
- Cassie Callahan
- 1 day ago
- 3 min read
This is one of the biggest moments in the home buying process—and where deals are either protected… or fall apart.
Almost every buyer asks the same questions:
What’s a red flag?
What’s normal wear and tear?
What can I actually negotiate?
Let’s break this down so you know exactly what to expect—and how to handle it like a pro.
🔍 First: Every Home Has Issues
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No home is perfect. Not even new construction.
Your inspection report will likely come back with pages of notes. That’s normal.
👉 The goal is NOT to get a “perfect house”👉 The goal is to identify serious issues vs. minor ones
🚨 The Big 4: What Actually Matters
When I guide my buyers, we focus on the repairs that truly impact safety, structure, and long-term cost:
1. Structural Issues
Foundation cracks
Uneven floors
Framing problems
These are major red flags and can be expensive to fix. Always worth negotiating.
2. Roof Condition
Missing shingles
Active leaks
Roof near end of life
A roof replacement can cost thousands, so this is a key negotiation point.
3. HVAC System
Old or failing units
Poor performance
Safety concerns
Heating and cooling systems are big-ticket items—buyers should not ignore these.
4. Electrical & Plumbing
Outdated wiring
Panel issues
Leaks or pipe damage
These impact both safety and functionality, making them high priority.
🎯 What’s NOT a Big Deal?
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This is where deals often go wrong.
Buyers sometimes want to negotiate everything—but not everything is worth it.
Cosmetic issues usually include:
Paint touch-ups
Minor drywall cracks
Worn carpet or flooring
Loose handles or fixtures
👉 These are normal wear and tear👉 They’re typically not worth blowing up a deal over
💡 What Can You Negotiate?
Here’s the smart approach:
You SHOULD negotiate:
Safety issues
Major system failures
Expensive repairs (roof, HVAC, structural)
Anything that affects livability or financing
You should THINK TWICE about negotiating:
Small cosmetic flaws
Minor maintenance items
Anything you can fix easily or affordably
🧠 Strategy Matters More Than the Inspection
In today’s market, sellers are still receiving strong offers and averaging close to 98.8% of list price .
That means:
👉 Over-negotiating can cost you the house👉 Under-negotiating can cost you money
My job is to help you strike that balance—protecting your investment without killing the deal.
🚀 My Advice to Buyers
Don’t panic when the report comes in
Focus on the big-ticket items first
Use inspections as a negotiation tool, not a deal killer
Lean on an experienced agent (this part matters more than you think)
Frequently Asked Questions
What is considered a “red flag” in a home inspection?
Anything involving structure, safety, or major systems—like foundation issues, roof damage, electrical hazards, or plumbing leaks.
Should I ask the seller to fix everything?
No. That’s one of the fastest ways to lose a deal.
Focus on major repairs and safety concerns, not cosmetic issues.
Can I ask for money instead of repairs?
Yes—and often that’s the better move.
You can request:
Seller credits at closing
Price reductions
This gives you control over how the repairs are handled.
What happens if the inspection finds serious issues?
You typically have options to:
Renegotiate
Request repairs or credits
Walk away (depending on your contract terms)
Do new construction homes still have inspection issues?
Absolutely. Even new builds can have:
Incomplete work
Installation errors
Code issues
Always get an inspection—no exceptions.
How do I know what’s worth negotiating?
That’s where I come in.
I help you filter the report into:
🔴 Must-fix items
🟡 Negotiable concerns
🟢 Ignore and move on
So you can make smart, confident decisions.
Ready to make your move? I’ll help you craft a smart, competitive offer that aligns with your goals. Call or text me at 910-916-9315, or visit closewithcassienc.com to start your home search today. Close with Cassie – where service meets strategy.
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