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After a home inspection in Newtown Square, focus on requesting repairs for safety hazards and major structural issues like foundation problems, roof leaks, electrical defects, plumbing failures, and non-functional HVAC systems. Cosmetic issues and minor wear typically aren’t worth negotiating. In Pennsylvania, sellers have no legal obligation to make repairs, so prioritize 2-3 critical items and consider requesting closing credits instead of completed repairs. Always verify completed work through a re-inspection or contractor documentation before closing.
Understanding Your Position After the Inspection
You’ve just received your inspection report, and now comes the tricky part: figuring out what’s worth asking the seller to fix. In Pennsylvania, sellers aren’t legally required to repair anything. The state’s standard real estate agreements technically sell homes “as-is,” even though negotiation after inspection is still common.
That doesn’t mean you’re powerless. The inspection contingency in your purchase agreement gives you leverage to request repairs, ask for credits, or walk away if issues are too severe.
What Actually Matters: Safety and Structure First
When you’re looking through that inspection report, some items jump off the page while others feel overwhelming. Let me help you separate what matters from what doesn’t.
The Non-Negotiables: High-Priority Repairs
These are the issues that should top your list because they affect safety, structural integrity, or represent significant financial burdens:
- Foundation defects like horizontal cracks, significant settling, or cracks wider than a quarter inch need immediate attention and can be expensive to repair.
- Active roof problems including missing shingles, documented leaks, or structural sagging warrant repair requests. An aging but functional roof is harder to negotiate.
- Electrical hazards are non-negotiable for safety. Faulty wiring, outdated panels, aluminum wiring issues, or code violations can cause fires and should top your list.
- Major plumbing failures like significant leaks, water damage, failing water heaters, or pressure issues above 80 PSI need addressing before you move in.
- Broken HVAC systems matter more than you think. A non-functional furnace discovered in August might not feel urgent, but come December in Newtown Square, you’ll regret not addressing it. Replacements run $5,000 to $12,500.
- Environmental concerns including mold, elevated radon (common in our area), asbestos, or lead paint issues should be remediated by professionals before closing.
If you’re feeling uncertain about which items from your inspection report warrant attention, reach out to Batten to Beam at (484) 573-7078. Richard can walk you through the findings and help you understand what’s truly critical versus what can wait.
The Middle Ground: Moderate-Priority Items
Water intrusion problems, chimney defects needing professional evaluation, missing GFCI outlets, and systems approaching end-of-life fall into a gray area. They’re legitimate concerns but might not be deal-breakers. These make good candidates for closing credits rather than completed repairs, especially if you’re already requesting other fixes.
What Not to Ask For: Low-Priority and Cosmetic Issues
First-time buyers often stumble here by requesting everything in the report. Skip cosmetic problems, hairline foundation cracks, normal wear and tear, outdated but functional features, and minor repairs under $200. These requests make you look unreasonable and sellers will flatly refuse.
Remember, the home inspection cost you paid (typically $200-$500 depending on your home’s size) was an investment in understanding the property’s condition, not a checklist for demanding perfection.
Inquire about home inspection services
Looking for a reliable home inspection service in Newtown Square, West Chester, Paoli, and nearby areas? Look no further than Batten to Beam! I conduct a thorough evaluation of specific areas such as foundations inspections, termites inspections, radon inspections, or sewer lateral inspections. Trust Batten to Beam for your home inspection needs
Three Ways to Approach Repair Negotiations
Option 1: Request Completed Repairs
Ask the seller to fix specific items before closing using licensed contractors. The downside? You don’t choose the contractor or oversee quality. If you go this route, be specific about what you want and require licensed contractors.
Option 2: Ask for Closing Credits
This is often smartest. You request a credit at closing to cover repair costs, then handle repairs yourself after closing. You choose contractors, oversee quality, and the credit often exceeds actual repair costs. Sellers usually prefer this too.
Option 3: Request a Price Reduction
Similar to a credit but reflected in the purchase price. This affects your loan amount and might have tax implications, so discuss with your agent and lender.
The Art of the Ask: Negotiation Strategy
Focus on your top 2-3 issues rather than submitting 20 items. Sellers shut down when overwhelmed. Be specific in your language. Don’t say “fix the electrical issues.” Instead: “Replace the outdated 100-amp panel with a 200-amp panel installed by a licensed electrician with proper permits.”
Provide supporting documentation like contractor estimates. Numbers make requests feel reasonable. Work closely with your real estate agent who understands local market dynamics. Delaware County’s market conditions significantly affect your leverage.
Approach negotiations professionally. You’re asking the seller to spend additional money on a house they’ve already agreed to sell. Reasonable, well-documented requests get better responses than emotional demands.
Who Handles What: The Money Question
In Pennsylvania real estate transactions, buyers typically pay for the initial inspection. That’s your cost to understand what you’re buying. If you negotiate repairs, who pays depends entirely on what you negotiate. There’s no standard rule.
Some common repairs needed after home inspection get handled different ways. Sellers might agree to fix certain items, provide credits for others, and refuse some requests. It’s all negotiable based on market conditions, issue severity, and both parties’ motivation.
One question that trips up many buyers: who verifies repairs after home inspection? That responsibility falls on you, the buyer. If the seller agrees to complete repairs before closing, you need to ensure the work was actually done and done properly.
Verification: Trust But Verify
Never assume repairs were completed correctly. You have several verification options:
Schedule a re-inspection with your original inspector. Batten to Beam offers this service for major repairs involving structural, foundation, electrical, or plumbing work. This is a separate paid service but worth it for significant repairs.
Request documentation for all work: receipts from licensed contractors, permits, and warranties. Conduct a thorough final walk-through before closing to test systems and verify work was completed.
For certain repairs, your lender might require an appraiser to verify completion before loan approval, particularly with FHA and VA loans.
When to Walk Away
Sometimes inspection reveals issues serious enough to reconsider the purchase. If the seller refuses to address major safety or structural problems, you might need to walk away. Your inspection contingency exists for this reason.
If repair costs exceed what you can afford on top of your down payment and closing costs, it’s okay to step back. If the seller is unresponsive during negotiations, that might signal future closing problems.
Before you schedule your inspection, or if you need clarity on your current inspection report, Richard Graff at Batten to Beam can provide the detailed, experienced perspective you need. Serving Newtown Square, West Chester, Phoenixville, and surrounding communities in Delaware County, Chester County, and Montgomery County.
Batten to Beam delivers thorough inspections that give you the information you need to negotiate confidently. Call (484) 573-7078 or text the same number to schedule your inspection or discuss your report findings.
Final Thoughts: Keep Perspective
Home inspections almost always reveal issues. A 20-page report doesn’t mean you’re buying a disaster. It means you’re buying a house that’s been lived in.
Focus your negotiation on items affecting safety, structural integrity, or representing significant financial burdens. Let the small stuff go. The goal isn’t perfection but making an informed decision about a home you love while ensuring serious problems are addressed.
Work with professionals throughout this process. Your real estate agent, inspector, and attorney form your advisory team. Most importantly, remember that negotiation is a back-and-forth conversation seeking mutually agreeable terms. Approach it professionally and focus on what truly matters.
Frequently Asked Questions
What repairs are sellers usually willing to make after a home inspection?
Sellers are most willing to address safety hazards and items that might prevent the sale from closing, like major electrical problems, significant roof leaks, or non-functional HVAC systems. They’re less likely to fix cosmetic issues or normal wear and tear. In Pennsylvania, sellers have no legal obligation to make any repairs, so their willingness depends heavily on market conditions and how motivated they are to close the sale.
Should I ask for a repair credit or have the seller fix the issues?
Repair credits at closing are usually better for buyers. You choose your contractors, oversee quality, and handle repairs on your timeline. The credit amount you negotiate might exceed actual repair costs. Sellers often prefer credits too since they don’t manage contractors. Only request completed repairs for items that must be fixed before moving in or that your lender requires.
How long do I have to request repairs after my home inspection in Pennsylvania?
Most purchase agreements in Pennsylvania give buyers 7-10 days after the inspection to submit repair requests or negotiate terms. This timeline is specified in your inspection contingency clause. Check your specific contract because this deadline is firm. Missing it could mean losing your right to request repairs or even losing your earnest money if you try to back out.
Can I back out of buying a house after the inspection if the seller won’t make repairs?
Yes, if your purchase agreement includes an inspection contingency (which most do). If the inspection reveals issues and you can’t reach an agreement with the seller on repairs or credits, you can typically walk away and get your earnest money back. This contingency protects buyers from being locked into purchasing a home with serious undisclosed problems. Your real estate agent can guide you through the specific language in your contract.
Who pays for the re-inspection to verify repairs were completed?
The buyer typically pays for a re-inspection, which is a separate service from the initial inspection. While sellers pay for the actual repairs (if that’s what was negotiated), verifying those repairs were done properly is the buyer’s responsibility and expense. Re-inspection costs are usually lower than the original inspection since the inspector is only checking specific items rather than the entire property.
What if the seller disagrees with the findings in my inspection report?
Sellers sometimes dispute inspection findings, especially regarding severity or necessity of repairs. If this happens, consider getting a second opinion from a specialist (like a structural engineer for foundation issues or an electrician for electrical concerns). Providing contractor estimates or specialist reports strengthens your negotiating position. Your inspector can also clarify findings if there’s confusion about what was reported versus what the seller understood.
Are there repairs my lender might require before approving my mortgage?
Yes, especially with FHA or VA loans. Lenders typically require repairs for anything affecting the home’s safety, security, or structural integrity. This includes non-functional systems (heating, plumbing, electrical), structural defects, roof problems, or health hazards like lead paint or mold. Conventional loans are usually more flexible, but lenders can require repairs if the appraiser flags serious issues that affect the home’s value or livability.
What’s considered a reasonable amount to ask for in repair credits?
There’s no universal standard, but focus on documented, necessary repairs rather than throwing out arbitrary numbers. Get contractor estimates for major items to support your request. Studies show buyers negotiate an average of $7,000-$14,000 in concessions, but this varies widely based on the home’s condition, price point, and market conditions. Request what’s justified by legitimate issues, not what you think you can get away with.
