If the home inspection is the truth serum of real estate, the inspection response is the moment everyone has to react to what it reveals. It’s where buyers decide what they can live with, and sellers find out what they’ll need to fix, or finesse, to keep the deal alive.

Let’s break down what it is, when it happens, and how both sides can navigate it without losing their cool (or their contract).

What the Inspection Response Is, and When It Happens

After a buyer’s offer is accepted, they schedule a home inspection during the due diligence or contingency period. Once the inspector’s report lands, the buyer reviews the findings and submits an inspection response: a formal list of requests or proposed changes to the deal based on what was uncovered.

Think of it as the “now that we’ve seen under the hood” conversation. It usually happens about 7–14 days after the offer is accepted, depending on the contract timeline.

Why it matters: this is often the make-or-break moment of a home sale. Minor fixes can turn into major negotiations, and how each side responds can decide whether the deal cruises to closing or crashes on the couch of “what ifs.”

Common Buyer Options

When surprises pop up (and they almost always do), buyers have several ways to respond:

• Ask for repairs: The seller agrees to fix specific items before closing, usually with receipts or re-inspection required.

• Request money toward repairs: The seller gives a closing cost credit so the buyer can handle the work after moving in.

• Ask for a price reduction: The buyer keeps the “as-is” condition but pays less to offset needed work.

• Negotiate funds in escrow: Money is held until repairs are verified or estimates confirmed.

• Combine the above: Sometimes the smartest play is a mix credit for one item, repair for another.

For Buyers: Strategy, Priorities, and Realism

Every inspection turns up something. The key is knowing what’s a deal-breaker and what’s just typical homeowner maintenance.

Pick your battles.
Focus on big-ticket or safety items: roofs, HVAC systems, electrical, plumbing, foundation, water damage, and anything tied to health or habitability.

Be strategic.
If you ask for everything, you’ll get pushback on everything. Bundling issues into one clear, reasonable request often works better than nitpicking.

Stay realistic.
No home is perfect, especially if it’s more than a few years old. Your goal is to make sure the property is safe, sound, and fairly priced, not flawless.

Know your market.
In a hot seller’s market, demanding a new roof might send you back to Zillow. In a slower one, you’ve got room to negotiate.

For Sellers: Keep Calm and Counter Smartly

Inspection responses can sting. But how you handle them often determines whether you close or start over.

Review the requests carefully.
Ask: are the items safety or code issues, or just cosmetic? Critical systems (like HVAC or roofs) deserve attention. A scuffed cabinet door probably doesn’t.

Offer alternatives.
If repairs seem excessive, consider offering a credit or a small price drop instead. It’s often simpler than scheduling work before closing.

Avoid deal-killers.
Refusing to negotiate over something major could send the buyer walking, and once they do, you’re required to disclose those same issues to the next buyer. That’s right: if the inspection found a cracked foundation, roof leak, or faulty wiring, it now lives on your disclosure form.

Keep emotions out of it.
This isn’t about pride or blame, it’s business. The goal is to move forward without losing momentum (or money).

Common Sticking Points

A few inspection flashpoints that regularly cause friction:

• Aging HVAC systems: Works “for now” but near end-of-life.

• Roof damage: Missing shingles, signs of past leaks, or full replacement needed.

• Plumbing issues: Leaks, slow drains, or corroded pipes.

• Electrical concerns: Outdated panels or ungrounded outlets.

• Crawlspace or foundation problems: Moisture, cracks, or settlement.

When these appear, expect some back-and-forth. The question isn’t whether they exist, it’s who pays to fix them and how.

Bottom Line

The inspection response is where the real negotiation happens. Buyers: focus on what truly matters and keeps your ask reasonable. Sellers: respond with logic, not ego, and look for win-win fixes or credits. Both sides should remember that once issues are on the table, they’re part of the property’s history.

Handle it right, and everyone leaves the table satisfied. Handle it wrong, and the next offer might come with a lot more questions.

Until next week!