Negotiating Inspection Findings: Repair or Credit
Quick answer
After an inspection, a buyer may ask the seller to make repairs, give a credit, lower the price or do nothing. Which fits best depends on the issue, the loan and the contract deadlines. Ask your lender how a credit or repair would work, and keep every request in writing before your inspection deadline.
Buying? Tell me what you are looking for. Selling? Ask me for a home value. We will sort out the response together.
Start with the report
Read the whole inspection report, not just the summary. Ask the inspector to explain anything that worries you. Sort the findings into three groups: safety items, major system or structural items and small maintenance items. My article on why home inspections matter explains what an inspection covers.
In the Charleston area, I also ask about moisture, crawl space, termite history, roof age and drainage. A specialist, such as a roofer, an HVAC technician or a licensed contractor, may need to look at items the inspector flags.
What to ask for
Repairs by the seller before closing, done by licensed professionals with receipts.
A credit toward closing costs, so you handle the work yourself after closing.
A price reduction.
A mix, such as the seller fixing safety items and giving a credit for the rest.
Nothing, if the findings are minor.
Repair or credit: the tradeoffs
A seller repair lets the work happen before closing, but you may not control the quality or the contractor. A credit gives you control, but you carry the cost and the schedule. If you plan to renovate, a credit may fit. If the issue affects safety or insurance, you may want the repair done and documented. Ask your lender and your insurance agent whether the issue could affect your loan or coverage.
Some loans have property standards. FHA, for example, expects the home to meet certain standards. My article on FHA or conventional loans mentions this. Ask your lender if a finding could be a condition of your loan.
How credits work on paper
The CFPB says your Closing Disclosure shows the seller credit and that you should check it reflects what you agreed upon with the seller. Loan programs can limit how much a seller can contribute. See my article on asking for a seller credit.
Mind your deadlines
Your contract sets a period for inspection and for sending a repair request. If you miss it, you may lose the right to ask. I write the deadline on your calendar and send the request in writing on time. I do not give legal advice. Ask your attorney if you have questions about your rights.
The seller's view
Sellers do not have to agree to every request. A seller might agree to some, counter, or say no. Sellers often weigh the cost of repair against the risk of losing the sale. If you are the seller, I help you decide what is reasonable. My article on the seller's side of contingencies covers more.
Keep the deal moving
Be specific. List the items, what you want and why.
Attach the inspection pages that support each request.
Separate must-haves from nice-to-haves.
Get quotes from licensed contractors for larger items.
Respond to a counter quickly. See my article on counteroffers.
If the findings are too large, you may decide not to go forward. My article on knowing when to walk away can help.
Checked on October 21, 2026
Sources: the CFPB Closing Disclosure explainer and the CFPB Loan Estimate explainer. Contract rights depend on your signed contract. Ask your South Carolina attorney.
Frequently asked questions
Can I ask for everything on the report?
You can, but long lists can slow a deal. Focus on what matters most.
Who chooses the contractor?
It is part of the negotiation. Many buyers ask for licensed professionals and receipts.
Does a credit change my loan?
It can. Ask your lender before you finalize it.
What if the seller says no?
You can accept the home as is, counter, or walk away if your contract allows.
Selling? Request your home value.
This article is general education, not lending, legal or tax advice. Talk with a licensed mortgage professional, a South Carolina closing attorney or a CPA about your own situation.
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