The Inspection Found Problems—Now What? How to Keep Repairs From Killing the Deal

Absolutely. This is a strong topic because inspection issues are one of the points where buyers and sellers can get emotional and a transaction can fall apart unnecessarily. I’d position you as the experienced voice explaining what matters, what doesn’t, and how a good agent keeps the inspection from becoming a deal killer.

The Inspection Found Problems—Now What? How to Keep Repairs From Killing the Deal

You found the house. Your offer was accepted. You made it through negotiations, financing is moving forward, and then comes the home inspection.

Suddenly, you’re staring at a report filled with pages of defects, recommendations, photos, and phrases that can make even an experienced homeowner nervous.

Don’t panic.

Almost every home inspection finds something. Even newer homes can have a surprisingly long inspection report. The real question isn't whether the inspector found problems. It's which problems actually matter and what you should do about them.

After more than 30 years in real estate, I can tell you that the way buyers and sellers handle the inspection period can make the difference between keeping a good transaction together and losing it over issues that may have been completely manageable.

First: Understand What the Inspection Is Really Telling You

A home inspection is intended to give the buyer a better understanding of the property's condition.

Inspectors may identify everything from minor maintenance items to significant defects. That doesn't mean every item deserves the same level of concern.

A loose doorknob and a failing electrical panel shouldn't carry the same weight.

When reviewing an inspection, I generally want my buyers focused first on the issues involving:

• Safety concerns

• Structural problems

• Roofing and water intrusion

• Electrical hazards

• Plumbing or sewer problems

• HVAC and major mechanical systems

• Foundation concerns

• Mold, moisture, termites, or wood-destroying insects

• Items that could affect financing, insurance, or insurability

Those are very different from cosmetic imperfections or routine maintenance.

Don't Let a Long Inspection Report Scare You

Today's inspection reports can be extremely detailed.

A 50-, 75-, or even 100-page report doesn't automatically mean you're buying a bad house.

Inspectors document what they observe, and many include photographs, maintenance recommendations, safety upgrades, and items that may simply need monitoring.

That's why I don't recommend looking only at the number of items in the report.

Look at their severity and cost.

Ten inexpensive repairs may be far less concerning than one major foundation, roof, sewer, or electrical problem.

Get More Information Before Making a Decision

Sometimes an inspector identifies a potential problem but can't determine its full extent.

That's when we may need to bring in the appropriate specialist.

For example, that could mean getting an opinion or estimate from a:

• Licensed electrician

• Plumber

• HVAC contractor

• Roofer

• Structural engineer

• Foundation specialist

• Sewer professional

• Pest-control company

An inspection gives us information. A qualified specialist can often tell us what actually needs to be done and what it may cost.

That information makes negotiations much stronger.

Buyers: Decide What Is Truly Important

This is where strategy matters.

An inspection notice shouldn't necessarily become a wish list of every imperfect item in the house.

If you ask for 25 small repairs along with the three repairs you actually care about, you risk distracting from the issues that could genuinely affect your decision to purchase the property.

Depending on the contract and circumstances, a buyer may consider requesting that the seller:

1. Make certain repairs before closing.

2. Provide a credit or concession when permitted.

3. Adjust the purchase price.

4. Have a qualified professional further evaluate an issue.

5. Agree to another solution negotiated between the parties.

And sometimes the best decision is to accept an issue as-is.

The right answer depends on the property, the contract, the market, financing requirements, and the buyer's comfort level.

Sellers: Don't Automatically Take Repair Requests Personally

This is just as important.

When you've lived in a home for years, an inspection report can feel surprisingly personal.

A buyer asking about the electrical panel, roof, plumbing, or another condition isn't necessarily saying you haven't maintained your home.

They're making a major financial investment and trying to understand what they're purchasing.

Before rejecting a request outright, look at what the buyer is actually asking for.

A reasonable repair or credit may cost significantly less than losing the transaction, putting the property back on the market, and potentially facing the same issue with the next buyer.

That doesn't mean sellers should agree to everything.

It means the decision should be financial and strategic—not emotional.

When a Repair Really Does Threaten the Deal

Some discoveries can materially change a transaction.

A major foundation problem, significant sewer failure, serious electrical issue, substantial roof damage, extensive water intrusion, or another expensive defect may cause the buyer to reconsider the purchase.

At that point, we need answers.

What will it cost?
Can it be repaired before closing?
Will the lender require the repair?
Could it affect insurance?
Is there another way to structure the transaction?
Does the contract give the buyer an option to terminate?

That's when having an experienced real estate professional matters.

The goal isn't simply to "save the deal."

The goal is to determine whether there is a reasonable solution that still protects the client.

Remember: You're Buying a House, Not a Perfect House

Unless you're buying brand-new construction—and sometimes even then—your home will have imperfections.

Every property requires maintenance.

The objective of an inspection isn't to turn an existing home into a brand-new one before closing. It's to help you understand what you're purchasing and identify conditions that deserve additional attention.

A good inspection should make you a more informed buyer, not automatically a frightened one.

Experience Matters Most When Something Goes Wrong

Real estate transactions are easy when everything goes perfectly.

Experience becomes valuable when they don't.

When an inspection uncovers something unexpected, you need an agent who can help you separate the serious issues from the noise, communicate with the other side, obtain additional information when necessary, and negotiate toward a solution without losing sight of your interests.

Sometimes we negotiate repairs.

Sometimes we negotiate money.

Sometimes we determine the issue isn't as serious as it initially appeared.

And occasionally, the smartest decision is to walk away.

Knowing the difference is the important part.

If you're buying or selling a home in the St. Louis or Jefferson County area and you're worried about what could happen during inspections, I'd be happy to walk you through the process before you ever get to that point.

Sherri McNeely
Broker/Owner | Locals Realty
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