The 74-Page Report
The inspection report arrives.
It is 74 pages long.
Your immediate reaction is:
Apparently we've been living in a condemned building for twelve years.
Probably not.
What Inspectors Actually Document
Home inspectors document observable conditions.
That is their job.
A long report does not automatically mean the house has catastrophic problems, just as a short report does not mean nothing will ever break.
What matters next is what the buyer actually requests and what the purchase contract allows.
What a Buyer May Request
A buyer may ask the seller to repair certain items.
They may request a credit or concession where permitted.
They may want additional specialist evaluation.
They may decide some things are simply part of homeownership and ask for nothing.
The seller then has choices within the framework of the contract.
It's Not a Personal Critique of the House
The most useful way to approach repair requests is to stop viewing them as a personal critique of the house.
Sellers naturally say things like:
We've lived with that for ten years.
That's understandable.
It also doesn't answer the buyer's concern.
Instead, Ask
Instead, ask:
How serious is the issue?
Is this a health, safety or functional concern?
Could it affect the buyer's financing or insurance?
Is this something another buyer is likely to discover too?
What would a legitimate repair cost?
Does the buyer's request reasonably reflect that cost?
Would a credit make more sense than coordinating repairs?
How strong is the transaction otherwise?
What would happen if we refuse?
Market Conditions Affect Leverage
This is where market conditions matter too.
In a market where several buyers are lined up behind the first buyer, a seller may approach negotiations differently than a seller whose home took four months to secure an offer.
That doesn't mean automatically giving in.
It means understanding leverage.
Some seller requests are unreasonable.
Others are entirely predictable.
And some are worth solving because killing an otherwise strong transaction over a manageable repair may be financially irrational.
Repair vs Credit
There is also a practical difference between repairing something and crediting something.
If the seller agrees to repair, who performs the work?
Is licensing required?
Will receipts be needed?
Does the buyer have the right to reinspect?
Can the work be completed before closing?
A credit may be simpler in some circumstances, but lender and contract limits can affect what is permitted.
Lisa's Role and the Contractor's Role
Lisa's role is to help navigate the real-estate negotiation.
She is not the contractor deciding whether a roof is safe or an HVAC unit is failing.
Technical issues belong with qualified professionals.
The Goal Is Not to “Win Inspection”
The goal is not to “win inspection.”
It is to decide which response best protects the seller's transaction and bottom line.
Run the request and your response through the Seller Net Calculator, and keep the timeline straight with the after-acceptance guide.
Want to Know What the Records Say About Your Property?
Request a free Property DNA report. Property DNA can include available property, ownership/history, mortgage-related, comparable, neighborhood, school, risk, public-record and other property information depending on available sources.
Current typical turnaround is approximately 40 minutes during normal business hours, and many reports are returned within one hour or the same business day, but turnaround is not guaranteed and can vary.
Property DNA is free through Lisa. Request a free Property DNA report.
Important
Property DNA uses third-party, public-record and other available data believed reliable but not guaranteed. It is provided for informational purposes and is not an appraisal, title search, title commitment, title insurance policy, inspection, survey, legal opinion, tax opinion, environmental report or guarantee of value.
