What to Do After a Home Inspection: Step-by-Step
The inspection is done and the report just hit your inbox. It's probably 40–80 pages long, full of jargon, and lists more issues than you expected. Don't panic — this is normal.
Here's exactly what to do next, in order.
Note your contingency deadline immediately
Before you read a single word of the report, check your contract for the inspection contingency deadline. This is the date by which you must submit any repair requests — or exit the deal. Missing it is costly. Text your agent right now if you're not sure of the exact date.
Read the report — but don't overreact to the length
Inspectors document everything. A 60-page report on a well-maintained home is normal. Most findings fall into categories: safety issues, deferred maintenance, informational notes, and cosmetic items. Your job is to identify the first category. Everything else is context.
Separate "must negotiate" from "good to know"
Focus on findings that are: safety hazards, structural issues, major system failures, or items the seller didn't disclose. Minor wear items, cosmetic issues, and things you knew about when you made your offer are generally not worth raising in negotiations.
Compare the report against the seller's disclosure
This is where real leverage hides. Pull out the seller's disclosure statement and compare it line by line against what the inspector found. If the seller checked "No known issues" on structural but the inspector found foundation cracking — that contradiction is significant negotiating leverage.
Estimate repair costs for the items you'll negotiate
You can't negotiate effectively without numbers. Get contractor quotes for the major items, check national cost databases, or use OfferWise to get AI-calculated estimates based on the inspection findings. Sellers respond to specific dollar figures, not vague "significant concerns."
Decide: negotiate, accept as-is, or walk away
Based on what you found, you have three paths. Most buyers end up negotiating. A small number walk away from truly problematic properties. Very few accept completely as-is unless the home was already priced to reflect its condition.
Submit your repair request before the deadline
Your agent will prepare the formal repair request. Be specific: list each item, note the inspector's finding, and specify exactly what you're asking for (a dollar credit amount is almost always better than asking them to do repairs). Focus on 3–5 significant items maximum.
How to Make the Final Decision
After the negotiation, you'll need to decide: close the deal, or exit? Use this framework:
Decision framework by finding type
What Happens After You Submit the Repair Request
The seller has a few options. They can accept your requests, counter with a smaller credit or partial repair agreement, or reject your requests entirely.
If they counter, you can:
- Accept — Take what's offered and move forward
- Counter again — Come back with a modified request (usually meeting somewhere in the middle)
- Exercise the contingency — Walk away and get your earnest money back, if you're still within the contingency window
Most deals get resolved at this stage. The data shows 83% of buyers who submit requests get at least partial concessions. The key is making reasonable, well-documented asks focused on legitimate concerns.
When to Walk Away
Walking away is the right call when:
- The cost to fix legitimate issues significantly exceeds what the seller is willing to negotiate
- You find evidence of major undisclosed problems — especially if the seller becomes evasive or defensive
- The home requires repairs your lender won't approve the loan around
- You simply lose confidence in the property — the contingency protects your right to change your mind
Walking away is not failure. It's the contingency doing exactly what it was designed to do.
Turn your inspection report into a negotiation strategy
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