The inspection report is back, and you’ve started making a list. A leak under the sink. A furnace that’s getting older. A window with a broken seal. A handful of things you’d change anyway.
Now comes the question: “What should we ask the seller to fix?”
I don’t want you ignoring something expensive just to keep the sale moving. I also don’t want you treating every observation as an equally urgent repair. Let’s build a request around what matters to your safety, your budget, and your ability to take care of this particular house.
If you’re still getting familiar with the process, start with my Missouri home inspection guide. Here, we’re focusing on the decision after the report arrives.
Get answers before choosing a solution
“Further evaluation recommended” isn’t a repair estimate. Before asking for a dollar amount or a particular fix, we need to understand the concern.
Ask the inspector what they observed, what remains unknown, and which specialist should take a closer look. A water stain, for example, might involve an old repaired leak or an active problem. Those lead to very different conversations.
Get written estimates when practical, including the scope of work and anything the contractor could not determine. We’ll also check your contract deadlines right away. Waiting for a contractor doesn’t automatically extend your time to respond.
Separate the important concerns from the manageable jobs
These are the questions I’d work through with you:
Is there a safety concern or active damage? An electrical hazard or ongoing leak deserves prompt professional attention. Don’t attempt unsafe testing yourself.
Could the cost change your ability to own the home comfortably? A major sewer, roof, foundation, well, or septic concern may require more information before you can decide.
Is it an older component or a component that isn’t working? Age alone doesn’t establish failure. Ask about its observed condition and plan for eventual replacement without assuming the seller owes you a new one.
Is this ordinary upkeep or a cosmetic preference? A paint color you dislike usually belongs on your own project list. Small items can still matter, especially when there are many of them, but give each one appropriate weight.
Your available cash matters, too. A repair one buyer can manage easily may stretch another buyer’s budget. Be honest with me about that before we decide what you’re willing to take on.
Repairs, a credit, or a price change?
There isn’t one best solution for every finding. Any proposal depends on the agreement, the seller’s response, and applicable lender requirements.
Seller repairs: This may make sense when work needs to be finished before closing. The written agreement should clearly describe the work, completion timing, appropriate qualifications for whoever performs it, and any documentation or verification required. “Fix the plumbing” leaves too much room for misunderstanding.
A credit toward eligible closing costs: This may leave you with more of your own savings available for work after closing. Ask your lender what credit you can actually use, considering other seller contributions and loan limits. Don’t assume it means a separate check for repairs. You would still need to arrange and pay for the work.
A price reduction: This changes the purchase price, but it may not leave you with enough cash for an immediate repair. Have the lender show you the effect on your upfront costs and payment before treating it as equivalent to a credit.
A lender-required repair is a separate consideration. A seller credit or lower price may not satisfy the property requirements for your loan. Confirm the permitted solution before agreeing to it.
Make the request clear and focused
Instead of forwarding the entire report with “Please fix everything,” we can identify the specific findings you want addressed and explain the requested resolution.
For a hypothetical active leak beneath a sink, that might mean asking an appropriately qualified plumber to identify and correct the cause, with attention to any related damage. Simply tightening something until the cabinet looks dry may not resolve the concern.
We’ll use the required forms and notices, reference the relevant findings, and document agreed terms in writing. A phone conversation about what someone intends to do isn’t a substitute for a completed agreement.
What if the seller says no?
The seller may agree, propose something different, or decline. Your options then depend on your contract, its deadlines, and the circumstances. A disappointing response doesn’t automatically let you cancel or guarantee that your earnest money will be returned.
Before deciding, ask yourself: Do I understand the problem? Can I afford the remaining work? Am I comfortable accepting the uncertainty? If an important question is still unanswered, say so. I’d rather have that conversation now than have you quietly hoping it works out after moving day.
For questions about contractual rights or a dispute, an attorney can give legal advice.
Check the agreed work before closing
Keep the repair agreement and supporting records together. Arrange an appropriate reinspection when technical work needs verification; a receipt alone doesn’t prove that every concern was resolved.
Keep the final walk-through on your calendar, too. It gives us a last opportunity before closing to compare the property with the agreed terms and raise concerns promptly.
You don’t have to arrive with the perfect repair list. If you’re buying in Blue Springs, Grain Valley, Lee’s Summit, Oak Grove, or the surrounding Missouri communities, let’s talk. I’ll help you understand the findings, gather the right information, and weigh your next step.
Further reading: CFPB guidance on inspections and repair negotiations. This article provides general information; your contract and loan requirements control your transaction.
