After The Inspection: What Repairs Should Sellers Agree To Make?

Updated February 2025

As most sellers know, accepting an offer on a home is only the beginning of the home sale process. Virtually every contract for the sale of a home contains a number of contingencies, including the home inspection contingency, which allows the buyer to withdraw from the agreement to purchase the home if the buyer does not approve the home inspection report. 

While the home inspection contingency usually just gives the buyer the right to pull out of the deal, in practice, the home inspection usually leads to requests from the buyer to repair one or more issues raised by the inspection report. 

Although sellers are not obligated to make any repairs — some homes are sold "as is" — most home sales involve at least some repair work to remediate issues identified by the home inspector. For sellers, determining which repairs to agree to and which to decline can be a critical period, involving an assessment of the potential cost and hassle of repair weighed against the cost and inconvenience of re-listing the home and negotiating with a different buyer. These calculations involve considerations of the home sale market, the nature of the repairs, the fact that Illinois law requires sellers to disclose many known defects and the potential that future buyers will raise similar requests. Evaluating which repairs a seller should agree to make can be difficult. Learn more about common repair requests and what sellers should consider agreeing to after the inspection.

Structural Repairs

There are certain issues that, if identified by an inspector, can jeopardize the buyer's financing. These include structural defects, building code violations or safety issues related to the home's construction. Structural problems with the home's foundation, framing, chimneys or roof have the potential to kill any sale, and sellers should agree to make these repairs if possible. While these fixes are not "mandatory," a seller's refusal to remediate them could severely limit the potential pool of buyers for the home. If a seller is aware of these issues before the home is listed for sale, these types of issues should be addressed before listing the home. Without pre-listing repairs, and keeping in mind an obligation to disclose, these types of fundamental issues may relegate a home sale to buyers who are looking for teardowns or full "gut rehab" projects. 

Aging Roof Or HVAC System

In general, a home's roof and HVAC system have an expected useful life, which can vary based on the systems. If the home's roof or HVAC system is nearing the end of its life cycle, the seller can expect that most buyers will either seek replacement of the system or, more commonly, a price adjustment allowing the buyer to have the work performed after the sale. While sellers do not have an obligation to make these repairs or price adjustments, they are likely to come up in most negotiations and sellers should give them careful consideration. As a far less expensive alternative, a home seller may consider providing the buyer with a home warranty, which may help to mitigate some concerns with an aging furnace or radiator boiler. Ultimately the buyer will decide if that's an acceptable solution, but when accepted, it may take both emotional and financial stress out of the negotiation.

Pest Infestation

Although a home inspection will not involve an extensive search for potential pests, signs of termite or vermin infestation may trigger a request from the buyer for a specialized pest inspection. In general, if the home has a pest problem, the seller should strongly consider remediating the damage caused by the infestation and take steps to ensure the pest population is mitigated. 

Water Damage And Mold

Water damage is a common point of contention after an inspection is performed. While the inspection will not explicitly test for mold, mold is a common consequence of water intrusion into the property — one that can be a dealbreaker for many buyers. As a result, most homeowners will agree to repair any areas of the home where water intrusion is an issue and take some steps to remediate mold. When dealing with mold, however, it can be helpful for sellers to consult with a knowledgeable seller's agent about what steps are reasonable to mitigate a mold problem. Some buyers may propose fixes that are disproportionate to the actual risk posed, particularly by nontoxic forms of mold. This is another area where a seller will dramatically reduce post-inspection stress if the issue can be identified and remediated before listing. 

Electrical Issues

Buyers are particularly sensitive to electrical issues due to the risk of fire that some types of electrical problems can pose. Sellers should certainly repair any electrical problems identified by the inspection that pose a fire hazard — these issues, in addition to jeopardizing a sale, are also a risk to anyone living in or near the home. Minor electrical issues, by contrast — issues like a switch that does not work properly or an insufficient number of ground fault circuit interrupter (GFCI) outlets — may be negotiable depending on the buyer's tolerance for performing minor repairs.

How Do Sellers Know Which Repairs To Make?

The decision of whether to repair an issue identified by an inspector's report ultimately lies with the seller. A seller who does not wish to make repairs has the option to seek out offers that eschew the home inspection contingency altogether, taking the property in as-is condition. Sellers should note, however, that these offers are usually significantly lower than the price a property might command on the open market, even when repair costs are factored in. In determining which repairs a seller should make, the seller's greatest asset is an experienced, knowledgeable agent or broker who can provide insight into the market conditions and customary practices in the state or community, as well as the potential consequences of declining to repair identified conditions. This expertise can help sellers maximize the value of their home sale deal — ensuring that only the necessary repairs are made, and wear and tear or cosmetic fixes are left to the buyer.

When Home Means More, You Need a Team With More to Offer

Have questions about what your home inspection means and how to be ready? Your local Baird & Warner agent is here to help make the journey easier from beginning to end.

Home is about so much more than just four walls. Buying or selling a home is a big deal, and with everything we experienced in the last year, our homes have never been more important. That's why your local Baird & Warner agent is with you at every step of the way, with the tools and support you need to make your real estate journey easier — including in-house connections with local experts in mortgage and title. 

So whether you're looking to buy a home or get yours in perfect shape to sell, your Baird & Warner agent can help you through every part of the buying and selling process.