After the inspection, you can ask the seller for repairs, credits, or a price reduction. Most buyers reflexively ask for repairs. That's usually the wrong move. Credits keep you in control of the work, the contractor, the quality, and the timeline — and credits are always negotiated in dollars you can take to closing.
Credits vs Repairs: The Honest Truth
A seller fixing a $5,000 issue will hire the cheapest contractor who can get it done before closing. You'll spend the next two years finding what they cut corners on. A $5,000 closing credit puts that money in your pocket — you hire whoever you want, on your timeline, to the quality you want.
| Approach | Pros | Cons |
|---|---|---|
| Seller-completed repairs | No upfront cost to you; done before closing | Lowest-bid contractor, poor quality, schedule risk |
| Closing credit | You control quality, timing, contractor; cash in hand | You do the legwork after closing |
| Price reduction | Simplest, cleanest | Smaller financing benefit; same monthly impact |
How Much to Ask For
Bring contractor estimates, not your inspector's casual numbers. Three written quotes from licensed contractors are far more persuasive than the inspector's "around $4,000" comment. Ask for the highest of the three estimates — sellers will negotiate down anyway.
The Seller's Likely Responses
- Agree fully — usually happens if your asks are reasonable (under ~2% of price)
- Counter on dollar amount or specific items
- Refuse — usually happens in hot markets or with as-is sales
- Tell you to walk — try this rarely, often a bluff; respond by exercising your contingency
Pick Your Battles
Don't ask for everything. A 30-page laundry list of $50 cosmetic issues looks like bad faith and gets the whole list rejected. Identify the 3–5 highest-impact issues, document them with photos and contractor estimates, and ask for those. You'll usually get more by asking for less.
Take credits, not repairs. Bring contractor estimates, not inspector guesses. Focus on the top 3–5 items. That discipline turns the inspection report into thousands of dollars saved.
