Once the home inspection is complete, the buyer brings a detailed report with several pages of notes, photos, and technical details to the negotiation table. At this point, you might be trying to figure out the home fixes you must complete before selling.
Well, it’s simple: not all issues need to be fixed, but some problems must be addressed before the sale can proceed. So, what can you do to protect yourself during the home-buying process? Let’s look at how to tell the difference, and what’s required by law, lenders, and common sense.
What Does a Home Inspection Cover
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 bringing in a plumber or waterproofing expert to take a closer look.
Do Sellers Have to Fix Everything After A Home Inspection
The short, definitive answer is no. Legally speaking, no standard state or federal law forces a private seller to fix structural, electrical, or cosmetic defects simply because a home inspector discovered them. A home is fundamentally sold as-is unless a contract dictates otherwise.
However, repairs effectively become mandatory if the buyer is using a government-backed mortgage. Hazards such as peeling lead-based paint, severe structural instability, or broken heating systems must be repaired before an FHA, VA, or USDA loan can be approved.
Beyond strict lending guidelines, any repairs you make are entirely a matter of contract negotiation. If a seller refuses to fix major defects, a buyer utilizing a standard home inspection contingency has the right to walk away with their earnest money deposit intact.
The Real Red Flags: Things That Fail a Home Inspection
While a home inspector won’t issue an official “F” grade, critical safety, structural, and environmental issues can halt a real estate transaction immediately. These are the major things that fail a home inspection in the eyes of mortgage underwriters and insurance companies:
- Severe Roof Damage: Active leaks, missing shingles, or structural sagging.
- Electrical Hazards: Exposed wiring, ungrounded outlets near water sources (lack of GFCI protection), and obsolete knob-and-tube wiring or hazardous electrical panels.
- Water Infrastructure Failure: A broken main sewer line, failing water heaters, or contaminated well water.
- Environmental Contaminants: Elevated radon levels, airborne toxic mold, or friable asbestos. The Environmental Protection Agency (EPA) provides strict remediation protocols for these hazards, which lenders almost always require before underwriting a mortgage.
Preparation Checklist: Home Fixes You Must Complete Before Selling
If you want to ensure a seamless transaction and maintain your original asking price, it is highly recommended to address any major safety and structural issues in advance. Taking care of these vital home fixes you must complete before selling will keep buyers from fleeing the deal:
-
Structural & Foundation Stability
Ensure there are no bowing basement walls or severe foundation settling. Major structural defects will scare away buyers and disqualify the home from institutional financing.
-
Operational Mechanical Systems
Your HVAC, plumbing, and electrical systems must be in safe, working condition. Fix active pipe leaks, service an aging furnace, and replace known hazardous electrical panels.
-
Basic Life-Safety Items
Install working smoke and carbon monoxide detectors on every floor. Ensure staircases have secure handrails and repair broken windows that prevent safe egress.
Mandatory vs. Cosmetic: Navigating the Inspection Request
To help streamline the negotiation process, it is useful to categorize repair requests as either legally or financially necessary, or purely cosmetic.
| Repair Category | Examples of Defects | Who Typically Pays / Why? |
|---|---|---|
| Mandatory (Safety & Soundness) | Active termite infestations, structural foundation failure, mold outbreaks, outdated/hazardous electrical panels, major gas or plumbing leaks. | Seller. These generally preclude buyer financing (FHA/VA) and impose significant liabilities. |
| Highly Negotiable (Major System Lifespans) | An HVAC system or roof that is functioning but near the end of its typical operational lifespan. | Split / Negotiated. Sellers may offer a partial credit; buyers rarely get a brand-new roof for free unless it is actively leaking. |
| Cosmetic & Minor (Non-Mandatory) | Loose doorknobs, torn window screens, minor cracks in the drywall, outdated wallpaper, or worn carpets. | Buyer. Requesting these is outside the scope of safety-oriented negotiations. |
How to Handle Unreasonable Buyer Requests After Inspection
It is common for buyers to view a 50-page inspection report as a mandatory repair checklist. This mindset often leads to unreasonable buyer requests after inspection deadlines are set.
Sellers are under no obligation to bring an older home up to modern, brand-new construction building codes. If a buyer demands a complete replacement of components that are older but still fully functional, sellers can strategically respond by:
- Offering a Closing Credit: Offer a capped, lump-sum credit at closing so the buyer can address the minor issues themselves after taking title.
- Providing a Home Warranty: Purchase a one-year home warranty policy to cover aging systems during the buyer’s first year of occupancy, easing their fear of sudden failure.
- Standing Your Ground on Cosmetics: Decline minor cosmetic requests politely, referencing that the home’s original listing price already accounted for its age and visible wear.
Who Verifies Repairs After Home Inspection
Once a seller agrees to perform specific repairs in a formal contract addendum, the transaction enters the verification phase. Buyers should never simply take a seller’s word that a structural or safety hazard has been resolved.
So, who verifies repairs after home inspection terms are settled?
- The Original Home Inspector (Re-Inspection): Most professional home inspection companies offer a targeted re-inspection service for a nominal fee. The inspector returns to the property specifically to check the items listed in the repair amendment.
- Licensed Contractors & Invoices: Sellers should always hire licensed, insured professionals rather than performing DIY fixes on major systems. Providing formal, paid invoices and transferable warranties acts as the primary legal verification for the buyer’s lender and title company.
- The Final Walkthrough: Immediately prior to closing, the buyer and their real estate agent will walk through the property to visually confirm that the agreed-upon repairs look complete and that no new damage occurred during the seller’s move-out process.
Take the Guesswork Out of Your Home Sale
Whether you are a seller wanting a Pre-Listing Inspection to catch red flags before your house hits the market, or a buyer needing a certified expert to verify that agreed-upon repairs were actually done right, you don’t have to navigate this stressful process alone.
Don’t let a 50-page inspection report tank your real estate goals. Schedule your inspection with Elite Inspections today or call our team of certified specialists to ensure your transaction stays seamlessly on track!
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 to address major structural issues, nonfunctional 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 pose a safety or health risk, such as peeling lead-based paint.
