What Can Be Negotiated When Purchasing A House After Inspection
After a home inspection, you have the power to negotiate repairs, price, or concessions before closing. Here’s what you can typically negotiate—especially in Arizona or other buyer-friendly markets:
🔧 1. Repairs
You can ask the seller to:
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Fix major defects (roof leaks, plumbing/electrical issues, HVAC problems, foundation cracks)
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Address safety hazards (mold, asbestos, radon, loose railings)
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Bring items up to code (outdated wiring, missing smoke detectors)
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Repair broken systems (appliances, garage doors, water heaters)
🔄 Options:
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Seller performs repairs before closing
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Licensed contractor documentation required
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“As-is” homes may limit repair negotiations, but serious safety issues can still be raised
💰 2. Price Reduction
Instead of repairs, you can negotiate a price drop to cover repair costs.
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Example: If the HVAC needs $6,000 in work, you could request the seller lower the sale price by $6,000
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Common when buyers want to choose their own contractor
🧾 3. Seller Concessions or Credits
You can request the seller to:
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Pay a portion of your closing costs
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Offer a credit at closing (used toward repairs)
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Include home warranty coverage (especially if systems are old but still working)
🚫 4. Items You Usually Can’t Negotiate
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Minor cosmetic flaws (scratches, paint, loose doorknobs)
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Items previously disclosed by the seller
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Wear and tear that’s considered “normal” for the home’s age
📋 What You Should Focus On
| Issue Type | Negotiable? | Typical Outcome |
|---|---|---|
| Structural issues | ✅ Yes | Repair, credit, or price drop |
| Roofing problems | ✅ Yes | Partial or full repair, price adjustment |
| Mold, radon, lead | ✅ Yes | Seller remediates or pays for treatment |
| HVAC malfunction | ✅ Yes | Repair, replacement, or credit |
| Old appliances | ⚠️ Maybe | Warranty or partial credit |
| Cracked tiles | ❌ Unlikely | Seen as cosmetic |
💡 Tips for Negotiating After Inspection
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Prioritize health/safety & major systems
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Get contractor estimates to justify your request
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Be reasonable—don’t nitpick or over-demand
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Consider asking for credit at closing vs. trusting seller-performed repairs
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Lean on your real estate agent to craft a compelling repair addendum
How To Read A Home Inspection?
Reading a home inspection report can be overwhelming, especially if you’re a first-time homebuyer. Here’s a simple step-by-step guide to help you understand and prioritize what’s in the report:
🧾 1. Understand the Structure of the Report
Most home inspection reports are organized by system or area of the home, like this:
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Roof
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Exterior (walls, foundation, drainage)
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Interior (floors, walls, ceilings)
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HVAC (heating/cooling)
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Plumbing
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Electrical
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Attic/Insulation
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Appliances
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Garage
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Safety features (smoke detectors, stairs, etc.)
You may also see:
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Photos (with arrows or highlights)
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Rating levels (like “satisfactory,” “marginal,” “poor,” or “deficient”)
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Inspector’s notes or recommendations
🚦 2. Focus on These Three Things
✅ Major Safety Issues
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Exposed wiring
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Gas leaks
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Mold or water damage
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Structural cracks
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Loose railings or steps
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Asbestos or lead-based paint
🔥 These can affect insurance, appraisals, or safety—and are top priority for negotiation or repair.
⚠️ Functional Defects
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Leaky faucets or pipes
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Non-working outlets or appliances
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HVAC not heating/cooling properly
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Broken garage doors
These may not be urgent, but could cost you if ignored.
🛠️ Minor or Cosmetic Issues
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Peeling paint
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Small cracks in drywall
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Worn flooring
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Sticky doors or windows
These are common in older homes and often not worth negotiating unless they tie to larger issues.
🧠 3. Know the Inspector’s Language
Look for these keywords and what they mean:
| Term | Meaning |
|---|---|
| Deficient | Not working or unsafe—needs attention now |
| Marginal | Aging or worn—watch or plan to replace soon |
| Satisfactory | In acceptable working condition |
| Recommend Evaluation | May need a specialist (e.g., electrician, roofer) |
| Unable to inspect | Area was inaccessible (could hide an issue) |
📌 4. Take Notes & Categorize
Break findings into three categories:
| Priority | Description |
|---|---|
| Must-fix now | Safety or function issues (negotiate or repair) |
| Plan for later | Aging systems (budget for replacement) |
| Ignore for now | Cosmetic or already-disclosed items |
📎 5. Look at the Summary Page First
Most inspection reports include a summary at the end or beginning. Start there—it lists the most critical items flagged by the inspector, often with page references.
🔄 What You Should Do After Reading
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Review with your real estate agent
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They’ll help determine what’s worth negotiating
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Get contractor estimates
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For big-ticket repairs, back up your negotiation request
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Decide how to respond
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Ask seller to fix
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Request credit or price reduction
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Walk away if the home has too many red flags
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Real Estate Expert Witness Services by Craig Cherney, Esq.
Craig Cherney is a trusted client advisor and a sought after real estate expert witness who is hired by the nation’s top Real Estate Litigation Attorneys to help resolve their litigated real property matters. Craig has appeared as a testifying expert witness before judges and juries in California, Arizona, Nevada and other jurisdictions across the country. Craig Cherney, Esq. Expert Witness Real Estate. 480-399-2342 www.craigcherney.com
Disclaimer: This Post Is Not Legal Advice.
You should not ever depend on an online post for legal advice as the law and codes changes often, information sometimes might not be accurate, there can be exceptions to the rule, and wholesale reliance on such matters could be damaging. Always consult with experienced attorneys for current, effective, and factual legal advice.[/vc_column_text][/vc_column][/vc_row]