You just received the inspection report on the home you're buying.

It's 67 pages long.

There are photos.

Red arrows.

Warnings.

Recommendations.

And suddenly the house you were thrilled about two days ago looks like it's falling apart.

First, don't panic.

After helping buyers and sellers throughout the St. Louis area since 2014, I can tell you that I've seen plenty of lengthy inspection reports—even on homes that are in very good condition.

Home inspectors are supposed to document what they observe.

That doesn't mean every item is a major problem, and it doesn't necessarily mean you should ask the seller to repair everything on the report.

The better question is:

Which inspection findings really matter to you, and how should we address them?

That's where strategy comes in.

An Inspection Report Is Not a Repair List

This is probably the first thing I want buyers to understand.

The inspection report isn't automatically a list of things the seller is required to fix.

An inspector may identify dozens of items ranging from minor maintenance recommendations to potentially significant concerns.

Those are not all equal.

For example, an inspection report might mention:

• A loose doorknob
• Missing caulk
• An aging water heater
• An electrical concern
• Evidence of moisture
• A roof issue
• A dripping faucet
• A structural concern

If we simply count the number of items, we learn very little.

We need to understand the importance of the findings.

Start by Separating Minor Items From Major Concerns

When I'm reviewing an inspection with a buyer, I don't want them treating a loose cabinet handle the same way they treat a potentially significant electrical or structural concern.

We need perspective.

Minor maintenance items are part of homeownership.

Every home will require ongoing maintenance.

Even a beautifully maintained house isn't going to be perfect.

Instead, I encourage buyers to pay particular attention to issues involving things such as:

• Safety
• Structural concerns
• Electrical systems
• Plumbing
• Roof
• HVAC
• Water intrusion
• Sewer or septic issues when applicable
• Other significant or potentially costly conditions

That doesn't mean every one of these items automatically becomes a seller repair request.

It means they're worth understanding.

Sometimes We Need More Information Before Negotiating

A home inspector is often the first professional to identify a concern, but that doesn't necessarily mean the inspector can tell us exactly what it will cost to correct.

Suppose the inspector notices something unusual with the electrical panel.

Before deciding what to ask the seller for, we may need additional information from a qualified electrician.

The same can apply to:

Foundation concerns.

HVAC issues.

Roofing.

Plumbing.

Sewer lines.

Chimneys.

Or other specialized systems.

Sometimes the smartest next step isn't immediately asking for money or a repair.

It's figuring out what we're actually dealing with.

Good decisions require good information.

Don't Lose Perspective Over Normal Maintenance

This can be difficult for first-time buyers.

If you've been renting, your landlord may have handled most repairs and maintenance.

Once you own the home, those things become your responsibility.

A home isn't a maintenance-free product.

There will always be something.

Caulk needs replacing.

Furnaces need servicing.

Gutters need cleaning.

Decks need maintenance.

Appliances eventually stop working.

That's part of homeownership.

I don't say that to minimize legitimate inspection concerns.

Quite the opposite.

I want buyers to save their negotiating energy for the items that truly matter instead of getting overwhelmed by every maintenance recommendation in the report.

The Age of the Home Matters

Context is extremely important.

A 100-year-old home in St. Louis City isn't going to look the same on an inspection report as a home built five years ago in St. Charles County.

Older homes may have characteristics that are typical for their age.

That doesn't mean buyers should ignore safety concerns or significant defects.

But expectations should be realistic.

If you're purchasing an older home because you love the architecture, location, character, or craftsmanship, part of the conversation may be understanding what comes with owning a property of that age.

Similarly, buying a newer home doesn't guarantee a perfectly clean inspection report.

I've seen inspection findings in homes of all ages.

Should You Ask the Seller to Repair Something or Ask for a Credit?

This is another question buyers often ask.

Depending on the contract, the issue, and what the parties are willing to negotiate, there may be different ways to address inspection concerns.

In some situations, a buyer may prefer that the seller make a repair before closing.

In others, some form of negotiated financial concession may be preferable when permitted and appropriate.

Why might a buyer prefer handling something after closing?

Because then the buyer may have more control over who performs the work and how it's completed.

On the other hand, certain issues may need to be resolved before closing because of financing, insurance, safety, contractual requirements, or other circumstances.

There's no universal answer.

We need to look at the individual situation.

Be Careful About Asking for Everything

Imagine you're the seller.

A buyer submits a long list requesting repairs to nearly every observation in a 60-page inspection report.

How are you likely to react?

Probably not enthusiastically.

Inspection negotiations are still negotiations.

The more reasonable and focused the request, the easier it may be to keep both sides working toward the same goal.

That doesn't mean buyers should ignore legitimate concerns just to make the seller happy.

I'm representing my buyer's interests.

But part of good representation is helping buyers distinguish between:

"This really matters."

and

"This would be nice if the seller did it."

Those are different categories.

Remember the Market We Were In When You Wrote the Offer

Market conditions can influence inspection strategy too.

Suppose we competed against eight other buyers to purchase a highly desirable home.

The seller had several strong backup options.

That's relevant information.

It doesn't mean you give up contractual rights or ignore a serious issue.

But we should understand the larger negotiating environment.

Now consider a different situation.

The home was on the market for 75 days, the seller had already reduced the price, and we were the only offer.

Our negotiating position may look different.

Real estate doesn't happen in a vacuum.

The same inspection finding can require a different strategy depending on the transaction.

Don't Forget What You Knew Before Writing the Offer

This is another important point.

Suppose the home was clearly marketed as needing updating.

The carpet is old.

The kitchen is dated.

Several doors need painting.

You saw all of that before making the offer.

Those things shouldn't suddenly become surprises after the inspection.

An inspection isn't generally intended to become an opportunity to renegotiate everything you already knew about the property.

I want buyers focused on new information and legitimate concerns that affect their understanding of what they're purchasing.

Big-Ticket Items Deserve Attention

Buyers naturally become concerned when an inspection raises questions about expensive systems.

Roof.

HVAC.

Foundation.

Electrical.

Plumbing.

These deserve careful evaluation because repairs or replacements can be significant.

But age alone doesn't necessarily mean something is defective.

An older furnace that's functioning properly is different from a furnace that isn't operating correctly.

An older roof is different from a roof that's actively leaking.

That's why we need to understand both condition and expected future maintenance.

Sometimes the inspection tells us:

"This needs attention now."

Other times it tells us:

"This is something you should budget for in the future."

Those are very different conversations.

What If the Seller Says No?

This surprises some buyers.

You can make a request.

That doesn't necessarily mean the seller will agree to it.

Depending on the contract and circumstances, the seller may agree to everything, agree to some items, propose an alternative, or decline a request.

Then we evaluate the response.

How important is the issue?

What's the potential cost?

What rights and options do you have under the contract?

How much do you still want the home?

Can we find a compromise?

Again, the exact options depend on the terms of the contract.

This is why having experienced representation matters during the inspection period.

Don't Let a Scary Report Make the Decision for You

Inspection reports can look intimidating.

Photos of defects rarely make a home look appealing.

But the length of the report doesn't tell us whether you should buy the house.

We need to understand what the findings actually mean.

I've seen buyers become nervous about a long report only to discover that most of the items were relatively minor.

I've also seen shorter reports contain an issue that deserved significant attention.

It's not about page count.

It's about substance.

But Don't Ignore Something Because You Love the House

There's another side to this.

Sometimes buyers love a house so much that they want to dismiss every concern.

I don't want that either.

My role isn't to convince you to proceed with a transaction at all costs.

If an inspection uncovers something significant, I want you to understand it.

We may need additional professional evaluation.

We may need to negotiate.

Depending on the contract and circumstances, you may have other decisions to make.

The important thing is that you're making those decisions with good information—not simply because you're afraid of losing the house.

This Is Where Experience Can Prevent Problems

Real estate transactions involve dozens of small decisions, and inspections are a perfect example.

A buyer who has never purchased a home may understandably have difficulty knowing what's routine and what's unusual.

I've been selling real estate in the St. Louis area since 2014, and I've worked with many different types of properties—single-family homes, condos, investment properties, older homes, newer homes, estates, and more.

That experience helps me know when we should ask more questions.

It helps me recognize when we may need another professional involved.

And it helps me guide buyers through the negotiation without losing sight of the ultimate goal.

I don't replace the inspector, electrician, structural engineer, plumber, HVAC contractor, or any other qualified professional.

I help my clients understand when we may need their expertise and then help them navigate the real estate decisions that follow.

The Goal Is Clarity, Not Perfection

If you're waiting for an inspection report that says:

"We found absolutely nothing wrong with this house."

You may be waiting a long time.

Homes require maintenance.

Systems age.

Things break.

The goal of the inspection isn't to prove that the property is perfect.

It's to give you a better understanding of what you're purchasing.

Once we have that information, we can make thoughtful decisions.

Maybe we ask the seller to address a few important concerns.

Maybe we negotiate another solution.

Maybe we decide we're comfortable moving forward exactly as things are.

And sometimes the inspection reveals information that causes a buyer to reconsider the purchase, subject to the rights and terms of the contract.

Each situation is different.

Final Thoughts

So, what should you ask the seller to fix after a home inspection?

Start with the things that matter.

Focus on safety.

Major systems.

Significant defects.

Unexpected concerns.

And items that could materially affect your ownership of the home.

Don't automatically turn every observation into a repair request.

But don't dismiss legitimate issues either.

Get additional information when necessary.

Understand the terms of your contract.

Consider the current negotiating environment.

And develop a strategy based on the actual property you're buying.

When I help St. Louis area buyers through an inspection, my goal isn't to create the longest repair request possible.

It's to help them understand the home they're purchasing and make informed decisions about what matters most.

Because a successful inspection isn't one where we discover a perfect house.

It's one where my buyer reaches closing knowing much more about the home than they did when they first walked through the front door.

Frequently Asked Questions

Does the seller have to fix everything found during the inspection?

Not necessarily. The parties' rights and obligations depend on the purchase contract, and inspection issues may be subject to negotiation.

Should I ask the seller to fix minor items?

You can discuss any concerns with your REALTOR®, but many buyers choose to focus negotiations on more significant issues rather than routine maintenance or minor cosmetic items.

Is an old roof or HVAC system automatically a defect?

No. Age and condition aren't necessarily the same thing. An older system may still be functioning properly, although its age may be something buyers should consider when planning for future maintenance or replacement.

What if the inspector finds something they can't fully evaluate?

Additional evaluation by an appropriate qualified professional may be recommended. Getting more information can help you understand the issue before deciding how to proceed.

Can I walk away if the inspection is bad?

That depends on your purchase contract, inspection provisions, deadlines, and circumstances. Your REALTOR® can help you understand the options available under your particular agreement.