Once the home inspection is completed, you will get a detailed home inspection report consisting of several pages filled with notes, photos, and technical details. It’s normal to feel overwhelmed by thinking about what fixes are mandatory at this stage.
Well, it’s simple that not all issues need to be fixed, but some problems must be addressed before the sale can proceed. Let’s look at how to tell the difference, and what’s required by law, lenders, and common sense.
So, what can you do to protect yourself during the home-buying process? First, if you’re working with a real estate agent, ask them to be present during the home inspection.
What a Home Inspection Covers
Before diving into the “mandatory” part, it helps to know what inspectors look for. A home inspection is a comprehensive, visual assessment of the property’s accessible components. It gives buyers and sellers a realistic picture of the home’s condition before closing.
A standard home inspection checklist includes:
- Foundation, walls, and structural integrity
- Roof, gutters, and attic ventilation
- Plumbing systems and fixtures
- Electrical systems and outlets
- Heating, ventilation, and air conditioning (HVAC)
- Doors, windows, insulation, and visible framing
- Built-in appliances and general safety features
Inspectors identify both minor maintenance issues and major red flags. They don’t make repairs or price them, but they do note what may affect the home’s safety, livability, or marketability. For example, if your home inspector notes possible water damage, they may recommend that you bring in a plumber or waterproofing expert to take a closer look.
What Fixes Are Mandatory After a Home Inspection
While there’s no federal law that forces sellers to make every repair, some fixes are effectively non-negotiable because they affect a home’s safety, structural stability, or ability to qualify for financing. Keep in mind that some states, like Florida, have what’s called an “as-is” contract.
Common mandatory repairs include:
- Health and safety hazards: Exposed wiring, gas leaks, missing smoke or carbon monoxide detectors, or unsafe stair railings.
- Structural concerns: Foundation cracks, sagging roofs, or failing load-bearing walls.
- Active leaks or mold: Water intrusion and mold can damage materials and affect air quality.
- Pest infestations: Especially termites or rodents that impact structural wood.
- Toxic materials: Peeling lead paint (in older homes) or asbestos insulation.
- Building code violations: Missing water heater straps, unpermitted electrical work, or other safety-related deficiencies.
In California, these repairs often fall under state safety and habitability standards. Lenders may also refuse to fund a loan until the issues are resolved — especially in FHA or VA-financed transactions.
Does the Seller Have to Fix Everything on a Home Inspection Report?
No, a home inspection report is not a repair order; it is a negotiation tool. Sellers are not legally required to fix every single item listed, but certain problems can’t be ignored if they impact safety or financing. Here’s how it typically works:
- Mandatory fixes: those that affect safety, structure, or livability.
- Negotiable fixes: cosmetic or optional, such as repainting, replacing flooring, or updating old (but functional) fixtures.
If a report shows significant defects, sellers often have three options:
- Make the repairs before closing.
- Offer a credit or price reduction.
- Decline the repairs and allow the buyer to walk away under the inspection contingency.
Things That Fail a Home Inspection
A home inspection isn’t a pass/fail exam, but certain findings can prevent a sale from moving forward until corrected. Here are the most common issues that fail a home inspection or delay approval:
- Foundation movement or cracking
- Roof leaks or missing shingles
- Unsafe electrical systems or outdated panels
- Non-functioning plumbing or HVAC systems
- Active mold or moisture damage
- Termite damage or ongoing infestations
- Missing safety devices (e.g., detectors, GFCI outlets)
When these problems arise, lenders or buyers typically require repairs before closing. Ignoring them can lead to lost deals or future legal disputes.
How Mandatory Fixes Are Determined
So, how do you know whether a repair is “mandatory” or “optional”? It usually depends on who’s asking and why.
- Lender Requirements: FHA, VA, and other government-backed loans have Minimum Property Standards (MPS). These require the property to be safe, secure, and structurally sound. Common lender-required fixes include roof repairs, electrical hazards, and water intrusion problems.
- Local Building Codes: States like California have additional safety codes. For example:
- Water heaters must be earthquake-strapped.
- Smoke and carbon monoxide detectors must be installed.
- Homes must comply with Title 24 energy standards.
- Health and Safety Concerns: Anything that poses an immediate risk to occupants, such as gas leaks, faulty wiring, or structural instability, must be addressed before occupancy.
- Negotiation Between Buyer and Seller: Even when not legally required, buyers can request additional repairs. These often become part of the purchase agreement or closing credit discussions.
Do You Have to Fix Everything on a Home Inspection Before Selling?
Not necessarily. If you’re selling your home, your responsibility depends on your sales contract and the type of loan the buyer is using. However, addressing the most critical issues upfront is a smart strategy, as it prevents last-minute surprises and builds buyer confidence.
For sellers, there is some protection during the home inspection process. First, many home inspectors recommend that buyers get a general home inspection and a separate inspection for any systems or components they’re particularly concerned about.
Pro tip for sellers: Have a pre-listing home inspection. This allows you to identify and fix problems before they appear in the buyer’s report, avoiding stressful renegotiations later.
Mandatory vs. Negotiable Repairs at a Glance
| Repair Type | Mandatory Fixes (Required) | Negotiable Fixes (Optional) |
| Electrical hazards, gas leaks | The safety issue must be repaired | Not optional |
| Foundation damage, roof leaks | Often required by lenders | Critical for structure |
| Mold or pest infestations | Health concerns must be addressed | Disclosure required |
| Unstrapped water heater | Code compliance issue | Must fix before sale |
| Cosmetic defects (paint, floors) | Not required | Negotiable |
| Aging systems that still work | Not mandatory | Negotiable |
Key Takeaway
When it comes to what fixes are mandatory after a home inspection, remember this:
Not everything in the report needs fixing, but anything that impacts safety, structure, or financing likely does.
Buyers should focus on essential repairs that protect their investment. Sellers should proactively address and resolve serious issues to ensure a smooth and successful closing. If you want clarity before making decisions, get your property inspected by experts who can make all the difference. Schedule a home inspection today and make your next move with confidence.
Frequently Asked Questions
Is a seller legally required to fix everything on a home inspection report?
No, sellers aren’t required to fix every issue, but they must disclose known defects. Most mandatory fixes involve safety, structural, or lender-required repairs.
What types of issues are most likely to be considered mandatory repairs by lenders?
Lenders often require repairs for major structural issues, non-functional systems, or safety hazards, such as faulty wiring, gas leaks, or mold.
Can a buyer back out of a sale if mandatory repairs aren’t made?
Yes, if the inspection contingency allows it, buyers can walk away if critical safety or structural issues aren’t fixed.
Are cosmetic issues ever considered mandatory?
No, cosmetic flaws like chipped paint or worn flooring aren’t mandatory unless they create a safety or health concern, such as peeling lead paint.
