Home inspection

Asking for repairs after a home inspection

An inspection report can run to dozens of pages, and most items are minor. A strong repair request focuses on what matters, backs it with estimates and gives the seller a clear way to say yes. The choice between repairs and a credit matters too, and your loan type can make some fixes mandatory.

Reviewed November 2026 · Written for Buy Home Tips from the sources listed below

HUD's notice to FHA buyers explains that a qualified inspector will evaluate the home's physical condition, estimate the remaining life of major systems and identify items that need repair or replacement. The report gives you information. Your inspection contingency gives you the right to act on it. The repair request is where the two meet.

Sort the report first

Before writing anything, sort each finding into one of four groups:

Safety hazards, such as exposed wiring, gas leaks, missing handrails or carbon monoxide risks.
Major systems and structure, such as a roof at the end of its life, a failing furnace, foundation movement or active leaks.
Lender or appraisal requirements, items the appraiser or loan program says must be fixed.
Minor and cosmetic items, such as worn caulk, small cracks and dated fixtures.

Requests that concentrate on the first three groups are easier for a seller to accept and easier for you to justify.

Get estimates

For the bigger items, get written estimates from licensed contractors. An estimate turns "the roof is old" into a dollar figure, which helps you decide between repairs and a credit and shows the seller your request is grounded.

Repairs, credits or a lower price

Each approach has trade-offs:

Seller repairs keep cash out of the equation, but the seller chooses the contractor and controls the quality.
A closing cost credit lets you choose the contractor after closing. Loan programs cap seller contributions, and credits generally cannot exceed your actual closing costs.
A price reduction lowers your loan amount and payment slightly but does not put cash in your hand for repairs.

Lender and appraisal requirements

Some repairs are not optional for the loan:

Conventional loans. Fannie Mae requires the appraisal to identify physical deficiencies that could affect safety, soundness or structural integrity. If any are found, the property must be appraised subject to completing the repairs.
FHA loans. FHA appraisals check HUD's minimum property requirements, and the appraiser can make the value subject to required repairs. HUD's notice reminds buyers that the appraisal does not replace an inspection.
VA loans. VA policy lets buyers request a waiver of minimum property requirement repairs listed on the Notice of Value with the lender's agreement, as long as the home remains habitable from the standpoint of safety, structural soundness and sanitation.

Older homes and lead-safe work

If the home was built before 1978, EPA's renovation, repair and painting rule requires anyone paid to do work that disturbs painted surfaces to be certified and to use lead-safe practices. If you ask the seller to repair painted surfaces such as windows or trim, ask for a certified renovator.

Confirm the work

When a seller agrees to repairs, put the details in writing: what will be fixed, by whom and by when. Ask for receipts, permits where required and warranties from contractors. Check the work during your final walkthrough, before you sign at closing.

If the seller says no

A refusal is not the end. You can accept the home as is, offer a compromise, or cancel within your inspection window if your contract allows it. Keep track of the deadline throughout the negotiation.

The bottom line

Lead with safety, major systems and lender requirements, back requests with estimates, choose repairs or credits item by item and verify completed work before closing.

Building a repair request

Sort findings into safety, major systems, lender-required and cosmetic.
Get written estimates for the larger items.
Decide whether repairs or a credit better fits each item.
Send the request in writing on your contract's form before the deadline.
Ask for receipts, permits and licensed contractors for completed work.
Check the work at the final walkthrough.

Questions buyers ask

What repairs should I ask for after inspection?

Focus on safety hazards, major systems near failure, water intrusion and structural concerns, plus anything your lender or appraiser requires. Cosmetic items and normal wear rarely justify a request.

Is it better to ask for a credit or for repairs?

A credit lets you choose the contractor and control quality, but lenders limit how much sellers can contribute and credits usually cannot exceed your closing costs. Repairs by the seller avoid those limits but leave quality in the seller's hands.

Can the seller refuse to make repairs?

Yes. Repair requests are a negotiation. If the seller refuses, your contract's inspection contingency usually lets you accept the home, renegotiate or cancel before the deadline.

Who pays for repairs required by an FHA or VA appraisal?

It is negotiable. The repairs must be completed or otherwise resolved under program rules before the loan closes. VA allows a buyer to request a waiver of required repairs with lender agreement if the home stays safe, sound and sanitary.

Sources checked for this page

Checked November 2026. Programs and limits change; confirm with the source before you rely on a figure.