What to Expect During the Home Inspection Process & Repair Requests

Understanding Home Inspections and the Buyer's Repair Requests

You’ve listed your home, prepared it with care, and accepted an offer—congratulations. So, what happens next? One of the most important steps in the transaction is the home inspection. When a buyer submits an offer, they typically choose one of three options: they may conduct inspections, waive them, or purchase the property as-is. The most common scenario is that the buyer, with the guidance of their Realtor, elects to move forward with inspections.

In this case, the buyer is given a set period—usually 14 to 18 days—to complete inspections and respond in writing. This response is submitted on a document called the Buyer’s Inspection Response, where they outline any repair requests. The buyer pays for these inspections, and that cost is not refunded if the transaction does not move forward. Even so, inspections are a worthwhile investment because they provide a clear understanding of the home’s condition.

Common inspections include a whole house inspection, radon testing, well and septic evaluations, water testing, and checks for wood-destroying insects. If concerns arise, specialists such as electricians, plumbers, roofers, structural engineers, or mold inspectors may be called in for a more detailed evaluation.

Once all reports are complete, the buyer and their Realtor typically focus on health and safety concerns or issues that could significantly impact the home’s value. It’s important to note that previously disclosed items or minor repairs are generally not grounds for terminating a contract.

The buyer then submits their repair requests, along with supporting reports—and sometimes contractor estimates—to the seller. The seller has a designated timeframe to review everything and may choose to gather their own opinions or quotes before responding.

Next comes the Seller’s Inspection Response. At this stage, the seller can agree to complete some, all, or none of the requested repairs. They may also offer a price reduction or a credit in lieu of making repairs, which is especially common if the seller has already moved and cannot oversee the work. In some cases, arrangements are made for repairs to be completed after closing, with funds held or distributed directly to contractors.

Negotiations may go back and forth a few times until both parties reach an agreement. If no common ground is found, the transaction may be terminated through a Mutual Release. The seller then returns the home to the market—either addressing the issues or disclosing them—and the buyer resumes their home search. While it’s always best to work toward a win-win solution, sometimes parting ways is the right decision for both sides.

It’s also important to remember that many issues uncovered during inspections are hidden defects. Even well-maintained homes can have surprises, such as attic mold caused by improper ventilation, minor plumbing leaks, electrical concerns, or furnace issues. These discoveries can feel overwhelming, but they shouldn’t be taken personally.

As a seller, it’s helpful to view the inspection process as an opportunity. Addressing health and safety concerns not only helps protect the buyer, but also supports the overall value and integrity of your home. At the end of the day, the goal is a smooth, successful closing—and a home that both parties feel good about.

If you’re starting to think about selling your home, or helping a loved one make a move, I’m here to help. You can reach me, Kirsten Sharpe at 574-339-7959 or via email at kirstenjsharpe@gmail.com.