Inspection reports list everything. Negotiation is about the things that matter. A thorough home inspection on a mountain property can run dozens of pages, with notes on everything from a loose cabinet hinge to a failing septic field. For a buyer, that list can feel overwhelming. For a seller, it can feel like an attack. The key to a good repair negotiation is separating the serious from the minor and choosing the right way to handle each. Sherry guides buyers through this every week, and here is how we approach it.
Why Inspection Reports Look So Long
Home inspectors are trained to note what they see. That includes major defects, but also small maintenance items, aging components and things that do not meet current building standards even if they met them when the home was built. A long report does not mean the home is in bad shape. Even new homes have inspection findings.
The inspector’s job is to inform you. Your job, with your agent’s help, is to decide which items matter enough to bring to the seller.
What to Ask For
Focus your requests on items that affect safety, the structure of the home, its ability to keep water out, and the major systems you rely on.
Safety issues
- Electrical hazards, such as exposed wiring, overloaded panels or missing protection near water.
- Gas leaks or venting problems with appliances.
- Missing or loose deck railings, unsafe stairs.
- Chimney or wood stove problems that create a fire risk.
- Missing smoke or carbon monoxide detectors where needed.
Structural problems
- Foundation cracks that show movement.
- Sagging beams, rotted framing or failing deck ledgers.
- Significant rot in log walls.
Water intrusion
- Roof leaks or damaged flashing.
- Water in basements or crawl spaces.
- Drainage that directs water toward the home.
- Plumbing leaks.
Failed systems
- Heating or cooling that does not work.
- A water heater at the end of its life or leaking.
- Well pump or water quality problems.
- Septic system failures.
These are the items that can cost significant money, create danger or cause more damage over time. They are reasonable to raise with a seller.
On mountain properties in particular, pay close attention to the systems a city buyer may never have owned before. A well that produces weak flow, a septic field that shows signs of saturation, a steep driveway with serious erosion or a crawl space with standing water can each turn into expensive projects. These deserve a specialist’s opinion and a clear plan before your due diligence period ends.
What to Let Go
Cosmetic items and normal wear are usually not worth negotiating. These include:
- Scuffed paint, worn carpet and minor scratches on floors.
- Small cracks in drywall from normal settling.
- Dated fixtures and finishes.
- Loose cabinet doors, sticky drawers and minor hardware issues.
- Aging but functioning appliances.
Asking for every small item can sour a negotiation and make a seller less willing to address the things that really matter. A focused, reasonable request is more likely to succeed.
Your Options: Repairs, Credits or Price Reductions
Once you know what you want to address, there are three main ways to handle it.
Repairs
The seller fixes the issue before closing. This works well for clear, specific items that a contractor can handle. If you go this route, ask for the work to be done by a licensed professional where appropriate, and request receipts. Plan to verify the work during your final walk-through.
Credits
The seller gives the buyer a credit at closing, often toward closing costs, and the buyer handles the repair after closing. Many buyers prefer this because they can choose their own contractor and control the quality of the work. Lenders may limit how much credit can be given, so check with yours.
Price reductions
The purchase price is lowered to reflect the cost of repairs. This reduces the loan amount and can lower your payment slightly, but it does not put cash in your hand for the repair. It may also need to line up with the appraisal.
Which is best?
It depends on the issue, your cash position, your timeline and the seller’s preferences. For major safety items, a repair before closing may be required by your lender. For items you want done your way, a credit is often better. Sherry can help you think through the trade-offs.
How to Build a Good Repair Request
- Read the full report. Talk to your inspector about anything you do not understand.
- Get specialist opinions if needed. For roofs, septic, structural issues or wells, a specialist can give you a clearer picture and a cost estimate.
- Prioritize. Separate the must-address items from the nice-to-haves.
- Be specific. Describe each item clearly and reference the report.
- Stay within your due diligence period. Know your deadlines and leave time to negotiate.
- Be reasonable. Remember the seller is also deciding whether to continue.
Advice for Sellers
If you are selling, expect requests. Focus on the safety and structural items and respond in good faith. A pre-listing inspection can help you find and fix issues ahead of time, reducing surprises when the buyer’s inspection comes back.
It also helps to remember that a buyer who asks for a handful of meaningful repairs is usually a buyer who still wants the home. A calm, prompt response, whether you agree, counter or offer a credit instead, keeps the deal moving and protects the time you have already invested.
What to Do Next
- Read your inspection report, then mark each item as safety, structural, water, system or cosmetic.
- Call specialists for any big-ticket items before your deadline.
- Decide whether you prefer repairs, credits or a price reduction for each major item.
- Talk with Sherry to put together a clear, focused request.
