How to Negotiate After an Inspection

Home inspections can feel like a turning point in any real estate transaction. They provide critical insight into a property’s condition — but they can also surface unexpected issues. Fortunately, if your offer includes a home inspection contingency, you have the opportunity to renegotiate based on the results. Whether it’s a leaky roof, outdated wiring, or structural concerns, this clause gives you the flexibility to request repairs, ask for credits, or even walk away if needed.

If your inspection report reveals repairs or concerns, don’t worry. This is where effective negotiation can help you reach a fair outcome while keeping your dream of homeownership on track. Whether you’re a seasoned buyer or navigating this process for the first time, here’s how to handle post-inspection negotiations with confidence, clarity, and empathy.

Step 1: Review the inspection report thoroughly 

Start by carefully reviewing the inspection report, noting both major issues, like foundation cracks, roof leaks, or electrical problems, and minor cosmetic flaws. Ask your inspector to clarify anything unclear. Prioritize repairs based on cost, safety, and impact on the home’s value. Big-ticket items that affect structure or habitability should come first, while things like peeling paint or loose fixtures can likely wait. No home is perfect — what matters is knowing what’s urgent and what’s just a future weekend project.

Step 2: Consult with your real estate agent

Before jumping into negotiations, connect with your real estate agent, or loop in other trusted professionals, like contractors, to help you make sense of the inspection findings. They can offer valuable context, break down potential repair costs, and help you prioritize which issues are worth negotiating.

A knowledgeable agent, especially one with experience in your local market, can also tell you what’s standard in your area. They’ll know which repair requests are typically accepted, what might be seen as overreaching, and how to frame your ask in a way that keeps negotiations productive.

Not working with an agent yet? A Zillow partner agent can guide you through the post-inspection process and the entire homebuying journey with expertise tailored to your market.

Step 3: Decide what to request 

Once you’ve identified the most important concerns, consider how you want them addressed. Generally, you have three main options for your post-inspection negotiation requests: 

Ask for repairs

You can request that the seller complete certain repairs before closing. This might be a good option for urgent issues, like roof leaks or faulty wiring, that impact safety or habitability. However, keep in mind that sellers are often focused on their next move and may not treat the work as a priority. Repairs might be done quickly or with minimal investment, and you won’t have control over who does the work or how well it’s executed. If you go this route, make sure there’s a clear agreement on the scope and standard of the repairs, and consider requesting receipts or proof of completion.

Request a price reduction

Rather than asking the seller to handle the work, you can negotiate a lower purchase price to offset the cost of future repairs. This puts the responsibility in your hands, but gives you flexibility to schedule and manage the work to your standards. It’s a practical option for buyers who want full control over the quality, timing, and contractor selection, and don’t mind taking on the work post-closing.

Ask for a credit at closing

A seller credit at closing is one of the most flexible solutions. It allows you to receive funds from the seller that can be applied to your repair costs, without adjusting the overall purchase price. You can use the credit to hire your own contractor and ensure the work is done properly, to your preferences. Plus, because you’re not relying on the seller to manage repairs, there’s less risk of delays or disagreements over whether the work was completed correctly — potentially helping to streamline the closing process.

Step 4: Present your requests thoughtfully

When it’s time to negotiate, approach the conversation with empathy and a spirit of compromise. Remember, selling a home can be just as stressful and financially demanding as buying one. Sellers are often juggling moving costs, timelines, and their own next steps, so a thoughtful, collaborative tone can help keep negotiations on track.

If you're working with an agent (as most buyers do), they can help you frame your requests in a way that’s fair and reasonable. You want to make a strong case for your concerns, but also show that you're willing to meet in the middle.

Here are a few tips for presenting your requests effectively:

Be specific

Clearly outline the issue and propose a reasonable solution. If possible, back it up with quotes or estimates. For example: “The inspection noted a roof leak requiring immediate attention. Our contractor estimated the repair at $8,000. We'd like to request a credit or price reduction to help cover this cost.”

Prioritize major concerns

Focus on significant repairs that affect the home’s value, safety, or functionality. Minor cosmetic issues, like scuffed floors or worn paint, are often considered normal wear and tear, and not typically worth holding up a deal over.

Lead with understanding 

Instead of listing demands, frame your request as a conversation. Acknowledge the seller’s position, and emphasize your goal of reaching a solution that works for both parties. A little empathy can go a long way in building trust — and getting to yes.

Step 5: Anticipate potential outcomes

Sellers may respond to your post-inspection requests in a variety of ways. The key is to stay open, flexible, and focused on finding common ground. Here are some of the possibilities you might encounter:

The seller agrees to everything

This is the ideal outcome — your requests are accepted as-is, and you can move forward with confidence. While not always the norm, it does happen, especially if the repairs are reasonable and the seller is motivated to close.

The seller agrees to some items, but not others

More often, sellers may meet you halfway. They might agree to address major repairs but push back on smaller or cosmetic items. This is where prioritizing your requests becomes important — focus on the must-haves, and be prepared to compromise on the rest.

The seller offers alternative solutions

Instead of making repairs, a seller might offer to lower the sale price or provide a credit at closing. This can be a win-win: you get funds to manage the repairs on your terms, and the seller avoids the hassle of hiring contractors. If you're comfortable overseeing the work yourself, this option can offer more control and flexibility.

If the seller refuses to negotiate entirely (or the inspection reveals issues too significant to move forward) you may have the option to walk away, depending on the contingencies in your contract. While this can be disappointing, protecting your investment and ensuring the property meets your expectations is always the priority.

Step 6: Finalize the agreement in writing

Once you and the seller reach an agreement on repairs, credits, or price adjustments, it’s crucial to have everything documented clearly in writing. Work closely with your real estate agent to update the purchase agreement to reflect these negotiated terms. This ensures that both parties are aligned and helps prevent misunderstandings down the line.

Accurate documentation is key to a smooth closing process — so be sure all agreed-upon changes are included before signing final paperwork. For more details on what to expect at closing and how to prepare, check out this helpful guide on the Real Estate Closing Process.

Disclaimer: This article is for informational purposes only and is not a substitute for professional advice. Real estate laws and practices vary by location and situation. Always consult a licensed real estate professional, inspector, or attorney for advice specific to your transaction.