So, your offer’s accepted—amazing! 🎉
Next stop: the home inspection. It’s a crucial step, but it can also be where deals get rocky if expectations aren’t aligned.
At ARIVL, we always advocate for our clients. That includes knowing when to push for repairs—and when to let the small stuff go.
Let’s break it down: what’s small, what’s big, and what’s actually worth negotiating?
Small Items – Cosmetic and Common Wear
These are the things you’ll see in almost every home that’s been lived in. They’re usually easy (and inexpensive) to fix and don’t impact the function of the home.
Examples:
- Light scuffs on walls or baseboards
- Minor paint chips or nail holes
- Worn or loose cabinet hardware
- Caulking that’s dried out or messy
- Squeaky doors or sticky locks
How sellers typically respond:
“This isn’t a new home—normal wear and tear is expected.”
Our advice: Let these go. Focus on what truly matters.
Medium Items – Deferred Maintenance & Functional Concerns
These are issues that affect livability or future upkeep but aren’t urgent. These are fair to bring up, especially when they could lead to bigger problems down the line.
Examples:
- Loose toilet that needs resealing
- Missing balcony rain guard
- Garage attic access panel is missing
- Slow-draining sinks or minor plumbing fixtures not working
How sellers typically respond:
They’re usually open to discussing these—especially when there’s a safety or long-term maintenance concern.
Our advice: Prioritize fixes that affect function or safety. Request professional repairs and receipts where possible.
Large Items – Safety, Structural, or System Failures
These are the deal-makers or deal-breakers. If ignored, they could cost thousands to fix—or worse, create long-term safety issues.
Examples:
- Polybutylene (Poly-B) Piping – Prone to failure and may not be insurable without replacement
- Grading or Drainage Issues – Negative slope toward the foundation can lead to water intrusion and foundation problems
- Foundation Cracks or Movement – Structural issues are costly and often require an engineer
- Electrical Panel Concerns – Overheating, double taps, or outdated components
- Roof Leaks or Shingle Damage – Especially if there’s active water penetration
- HVAC System Failure – Non-functioning or at end-of-life systems
- High Moisture or Mold – Often found in attics or basements
- Active Plumbing Leaks – Can cause major hidden damage
How sellers typically respond:
When supported by inspection reports or quotes, most are willing to negotiate—either through fixes or price reductions.
Our advice: These should always be brought up. They’re serious, measurable, and affect the value of the home.
The Strategy: Prioritize What Matters
It’s tempting to hand over the entire inspection report with a list of requests, but here’s the truth:
The longer the list, the less motivated the seller will be to negotiate.
Focus on what’s reasonable and important. Cosmetic wear is expected. Medium issues should be prioritized. Major concerns? Let’s address them clearly and professionally.
Final Thoughts
A home inspection isn’t about getting a perfect house—it’s about understanding the true condition of your investment.
At ARIVL, we’re here to help you review inspection results, navigate negotiations, and ensure you’re protected every step of the way.
