Buyer Resource Center › The Negotiating Process › Appropriate (and Unreasonable) Inspection Repair Requests
Almost every inspection report has a long list of findings, even on newer homes. Knowing which items are worth asking the seller to fix, and which ones aren't, keeps your negotiation productive and your deal on track. Here's how to decide.
Reasonable vs Usually Unreasonable
Reasonable to Request
✓ Safety hazards like faulty wiring or missing handrails
✓ Active roof leaks or water intrusion
✓ Structural or foundation problems
✓ Failing furnace, water heater, or major systems
✓ Sewer line damage or plumbing leaks
✓ Items the VA appraiser requires
Usually Unreasonable
✗ Cosmetic issues like paint, scuffs, or worn carpet
✗ Small fixes like loose knobs or a dripping faucet
✗ Items you could see clearly when you toured
✗ Upgrades to newer codes on older, working systems
✗ Normal wear for the home's age
✗ Long lists of minor maintenance items
5 Tips for Repair Negotiations
Focus on Safety, Structure, and Systems
Your strongest requests involve health and safety, water, structural issues, and major systems near failure. Those are the items most sellers expect to address.
Know What the VA Appraiser Will Require
The VA appraisal checks minimum property requirements. Items like peeling paint on older homes, missing handrails, roof problems, or a broken heat source may need to be fixed before closing anyway.
Consider a Credit Instead of Repairs
Sometimes asking for a credit or price reduction is better than asking the seller to make repairs. You control the quality of the work and choose your own contractor.
Ask for Licensed Work and Receipts
If the seller agrees to make repairs, ask that the work be done by licensed contractors and that you receive receipts and any permits before closing.
Understand As Is Sales
Some homes are sold as is, meaning the seller won't make repairs. You can usually still inspect and cancel within your inspection period, but you shouldn't expect fixes.
The bottom line: The best repair requests are focused, reasonable, and backed by the inspection report. Ask for what really matters, plan around VA appraisal requirements, and consider credits when they make more sense. I'll help you build a request the seller is likely to accept.
Frequently Asked Questions
What repairs should I ask for after a home inspection?
Focus on safety hazards, water intrusion, structural issues, and major systems that are failing. Cosmetic items and minor maintenance usually aren't worth requesting.
Is it better to ask for repairs or a credit?
It depends. A credit lets you control the repair and choose your contractor, while seller repairs can be simpler. On a VA loan, credits must fit within VA rules and your lender's requirements.
Does the seller have to make repairs?
No. The seller can agree, counter, or decline. If you can't reach an agreement, you may be able to cancel within your inspection period.
What repairs does a VA loan require?
Repairs needed to meet VA minimum property requirements for safety, soundness, and sanitation, such as roof issues, missing handrails, or peeling paint on older homes. These must be completed before closing.
Can I buy an as is home with a VA loan?
Yes, as long as the home meets VA minimum property requirements by closing. If it needs significant repairs, a renovation loan may be an option.
How do I make sure repairs were done?
Ask for licensed contractors, receipts, and permits where required, and confirm the work during your final walkthrough.
Keep Reading
The Home Inspection Process
What an inspector checks, how to get the most from your inspection, and how VA appraisals differ.
Read more ›7 Negotiation Mistakes Buyers Often Regret
Avoid buyer's remorse with a smarter negotiating plan.
Read more ›Should You Buy a Fixer Upper?
A reality check on projects, budgets, and VA renovation options.
Read more ›
Meet Your Veteran Realtor
Troy Doty, Principal Broker
Troy Doty is a Principal Broker with Northwest Realty Source in Portland, with 25 years in real estate and over 1,000 homes sold across the Portland metro and SW Washington. As a Marine Corps veteran, Troy has a true passion for helping Portland veterans and active duty military families buy and sell homes, whether you're PCSing in, transitioning out, buying your first home, investing in a duplex, triplex, or fourplex, or right sizing later in life.
Schedule a Call or Video Meeting ➜ More About Troy ➜ Free Veteran Buyer E-BookPrefer to call or email? 503.997.4169 · troy@nwrealtysource.com
Troy Doty, Principal Broker, Northwest Realty Source. Licensed in Oregon and Washington. ABR®, MRP, and SRES® are credentials of the National Association of REALTORS® and its affiliates. CIAS™ is a designation of U.S. Realty Training. Content adapted in part from ABR® consumer resources. This page is general information, not legal, tax, or lending advice.
