You’ve accepted an offer. The home is under contract. Things are moving forward . . . until the inspection report comes in, and suddenly it feels like you’re back to square one.
Sound familiar?
This situation is more common than you’d think, and while it can feel like a major setback, it doesn’t have to derail your sale. With the right strategy and mindset, you can keep the deal on track and avoid unnecessary stress.
Here’s what I recommend to every seller when the inspection report isn’t pretty:
1. Don’t Panic! This Is Normal
A long inspection report doesn’t mean your home is falling apart. Inspectors use comprehensive checklists that flag everything from outdated outlets to sticky doors. Even well-maintained homes end up with reports that span dozens of pages.
Buyers, especially first-timers, can be easily overwhelmed by the volume. Often, they’re not trying to re-negotiate the deal; they’re just looking for reassurance.
2. Clarify the Request
When a buyer responds to an inspection, ask them (through their agent) to provide a written list of specific items they want repaired or credited. This helps avoid confusion and brings the conversation into focus.
You don’t want to negotiate against a vague sense of “the house needs work.” You want a concrete list.
3. Be Strategic in Your Response
I recommend creating a two-column reply:
- Seller Will Repair Before Closing
- Buyer Will Handle After Closing
For small, simple items — like missing GFCI stickers or a bit of loose caulk — it often makes sense to agree to fix them. For larger or more subjective requests, get quotes, explain your position, and show that you’ve put thought into your response.
If the buyer is circling back to issues you’ve already disclosed, such as an aging roof that was priced into the offer, reaffirm that those concerns have already been addressed in negotiations.
This organized, thoughtful approach helps the buyer feel heard, while reinforcing that you’re not reopening the entire deal.
4. Offer a Reasonable Credit (If Necessary)
Sometimes, even a small credit can help maintain goodwill and forward momentum. You’re not giving in! You’re signaling that you’re committed to working in good faith.
Remember: your goal is to sell your home, not to win every line item.
5. Understand Today’s Market Dynamics
In some markets, sellers can afford to stand firm. In others, buyers have options, and if this deal falls apart, you will have to disclose the inspection report to future buyers. That alone can affect your leverage.
Every situation is unique, but most of the time, a small compromise today will save you time, money, and frustration tomorrow.
Credits versus Seller Repairs
In nearly every case I recommend my sellers provide the buyer with a credit in lieu of completing any repairs themselves. That way the liability of the repair falls on the buyer after the close of escrow, and not on you!
Selling your home doesn’t have to be stressful, even when an inspection shakes things up. With the right preparation and professional guidance, you can navigate inspection hurdles with confidence, and keep your deal moving toward the finish line.
