How Much to Ask For After a Home Inspection
Your inspection found problems. Now you need a number. Here's how to calculate a fair ask — with real examples.
The inspection report lists twelve findings. Your agent says "ask for a credit." But how much? Ask too little and you leave money on the table. Ask too much and the seller rejects your request outright.
Here's a framework for calculating your ask, based on what the repairs actually cost and what the market will bear.
Step 1: Categorize Every Finding
Not all inspection findings are created equal. Sort them into three buckets:
| Category | Description | Negotiate? |
|---|---|---|
| Safety / Structural | Foundation, electrical hazards, active leaks, mold, structural damage | Always |
| Major Systems | Aging roof, HVAC near end of life, galvanized pipes, water heater | Usually |
| Maintenance / Cosmetic | Paint, caulking, weatherstripping, minor drywall cracks | Rarely |
Only include Safety/Structural and Major Systems items in your negotiation. Asking for credits on cosmetic issues makes you look unreasonable and weakens your position on the items that matter.
Step 2: Get Real Cost Estimates
For each item you plan to negotiate, you need a number. Here are 2026 California cost ranges for common findings:
| Finding | Cost Range (CA) |
|---|---|
| Roof replacement (composition, typical home) | $10,000 - $25,000 |
| Foundation crack repair (minor to moderate) | $2,000 - $8,000 |
| Foundation underpinning (major) | $20,000 - $75,000 |
| Complete electrical panel replacement | $2,500 - $5,000 |
| Full house rewire | $10,000 - $30,000 |
| HVAC replacement | $7,000 - $15,000 |
| Water heater replacement | $1,500 - $3,500 |
| Sewer line replacement | $5,000 - $15,000 |
| Galvanized pipe replacement (whole house) | $5,000 - $12,000 |
| Mold remediation (localized) | $2,000 - $8,000 |
| Mold remediation (extensive) | $10,000 - $30,000 |
| Termite treatment | $1,000 - $5,000 |
| Drainage/grading correction | $2,000 - $8,000 |
Pro tip: Contractor quotes beat general estimates. If you can get 1-2 actual quotes for the major items, your negotiation position is significantly stronger. Sellers can dispute "industry averages" but they can't easily dispute a written quote from a licensed contractor.
Step 3: Calculate Your Ask
Add up the estimated repair costs for all Safety/Structural and Major Systems items. This is your starting number. Then apply a market adjustment:
- Buyer's market (high inventory, homes sitting): Ask for 80-100% of estimated costs.
- Balanced market: Ask for 50-80% of estimated costs.
- Seller's market (multiple offers, low inventory): Ask for 30-50% of estimated costs, focused only on safety items.
Example Calculation
Inspection findings:
• Roof: 18 years old, 5-7 years remaining → $15,000 (prorated: ~$7,500)
• Electrical panel: Federal Pacific, safety hazard → $3,500
• Water heater: 14 years old, past expected life → $2,500
• Drainage: Grading slopes toward foundation → $4,000
Total estimated costs: $17,500
Market: Balanced → Ask for 60-70% = $10,500 - $12,250
A reasonable opening ask: $12,000 credit toward closing costs, expecting to settle around $10,000.
Step 4: Strengthen Your Position With Disclosure Gaps
If any of your negotiation items were not disclosed on the seller's TDS — or worse, were specifically denied — your leverage increases significantly. A seller who checked "No known electrical issues" when the panel is a known fire hazard has very little room to push back on your credit request.
This is why cross-referencing inspection findings against the disclosure matters for negotiation, not just for legal protection.
Common Mistakes
- Asking for everything. Including 15 minor items dilutes your strongest requests. Focus on 3-5 significant items.
- No supporting documentation. "The roof is old" is weak. "The inspector documented 18-year-old composition roof with curling shingles, estimated replacement cost $12,000-$18,000" is strong.
- Ultimatums on negotiable items. Save "fix this or I walk" for genuine deal breakers. For everything else, negotiate.
- Forgetting the disclosure angle. Undisclosed problems give you more leverage than disclosed ones. Use it.
Get Data-Backed Repair Estimates
OfferWise analyzes your inspection findings and provides cost estimates for each issue, giving you the data you need to negotiate confidently.
Analyze Your Property →