The first thing I tell a buyer staring at a long inspection report is that everything is figureoutable.
A 75-page report describes findings. It gives you information for a decision. The questions are practical: What do the problems mean to you? What do they cost? What is the seller willing to address? Will you feel comfortable owning the house when the negotiation is over?
If we’re buying an older home, I prepare buyers before the inspection. Older homes can produce detailed reports. That length deserves context. It does not require panic.
Every pre-existing home has flaws and fantastic features. The house changes over time. A roof gets replaced. A water heater fails. An HVAC system reaches the end of its useful life. Something the inspector could not reasonably discover may show up after closing. Homeownership requires maintenance, and maintenance costs money.
Sometimes the inspection report tells you as much about the responsibility of owning a home as it does about this particular house.
My red, yellow and green method
I ask buyers to stop looking at the report as one giant list. Sort the concerns.
Red: This needs to be negotiated. It is expensive, serious or important enough that you need the seller to fix it or you need enough financial relief to address it. A red item can support a walk-away decision when the transaction has no workable solution.
Yellow: You want additional information. You would like the seller to address it when possible. You may decide to handle it yourself. The item matters. It needs a clear plan.
Green: No big deal. You know it’s there, and you’re comfortable taking it on as part of owning the house.
I need the buyer to make that list because I can’t decide what should scare them. Issues are in the eye of the beholder. An HVAC system near the end of its expected life can feel like a major financial risk. Cash reserves can change how a buyer handles that risk.
My job is to help you understand the options and negotiate based on what matters to you. I do not decide your tolerance for you.
Repair or credit?
Whether we ask the seller to repair something or pursue a concession depends on the transaction and financing.
Some loan programs limit the concessions a buyer can receive. The lender and loan program determine whether a proposed structure works. A repair may be the practical route. The problem is handled before you move in.
The seller controls the contractor and the process. Contract language can require appropriate licensed and insured professionals for the work and documentation of the repair. A buyer may receive a repair completed by a contractor chosen by the seller. Materials and methods deserve clear communication before the work begins. Contract language and lender requirements guide the actual request.
A credit or concession can let a buyer direct the repair after closing when the contract and loan allow it. The repair still requires money, time and willingness to deal with it.
Tennessee crawl-space moisture deserves a plan
Moisture in the crawl space. Moisture in the crawl space. Let me say it again: moisture in the crawl space.
I see it constantly. Crawl-space moisture calls for an evaluation of the source, extent and condition. A Tennessee-licensed home inspector or qualified contractor can recommend the next step.
A crawl space needs care. Vapor barriers, drainage, mold evaluation or remediation, dehumidification and, in some situations, sump pumps may be part of the solution depending on what qualified professionals find. Damp, dark spaces need attention.
The items that get my attention
Roofs matter because roofs are expensive. A major system or component that is immediately at risk of failure with a likely repair or replacement in the $5,000 range deserves serious consideration before closing.
That is my practical rule of thumb. It is not a legal or inspection standard.
I also tell buyers to keep a $5,000–$10,000 homeownership buffer if they can. Homeownership brings maintenance costs. Something may appear after closing that was not visible during the inspection through no fault of the inspector. A buyer needs room to own the house after the purchase.
Repeated feedback deserves attention
This applies to sellers too.
If buyer after buyer gives you the same feedback about one feature of the house, pay attention. A single buyer makes the sale. The objection still deserves attention.
A buyer may wait for a repair. A buyer may wait for a price change. A buyer may choose another house. The pattern gives the seller information.
Inspection negotiations move forward when the parties identify the issues that need a workable solution for the transaction.
Buyers should review inspection findings themselves and use licensed inspectors, contractors and appropriate specialists for property-specific guidance. Lenders and contract requirements can affect the available options. Repair requests and concessions depend on the transaction.
The Buyers page explains how I help buyers work through a purchase. When you are ready to talk through an inspection negotiation, you can contact Rachel.