The inspection report just came back, and it is longer than you expected. There are findings on the roof, notes about the electrical panel, a plumbing concern in the crawl space, and a handful of items you have never heard of before. The first question most buyers and sellers ask at this point is the same: What actually has to be fixed?
The short answer is that very few repairs are legally mandatory after a residential property inspection. The longer answer is that certain categories of findings carry enough weight in negotiations, lender requirements, and safety codes that walking away from them is either impractical or financially risky. Knowing the difference between what must be repaired and what is negotiable is what keeps a transaction moving without overpaying or under-protecting yourself.
What The Law Actually Requires
In most states, sellers are not legally required to fix anything after a home inspection. The report is an informational tool, not a repair order. However, there are important exceptions that can make certain fixes effectively mandatory even when the law does not demand them.
- Lender requirements are the most common driver. If the buyer is using FHA, VA, or USDA financing, the property must meet minimum property standards before the loan will fund. That means certain health and safety issues must be resolved regardless of what the seller prefers.
- Local building codes also come into play. Unpermitted work, code violations, and safety hazards flagged during the inspection may need to be corrected before the title can transfer cleanly.
Quick Check: Over 50,000 inspection reports,the average home had more than 20 repair items, totalling approximately $11,000 in needed work. The average cost per individual repair was just under $550.
Fixes That Are Typically Mandatory
Even without a legal mandate, certain categories of findings carry enough weight that they function as mandatory in practice. Lenders, insurers, and local authorities often require these to be resolved before closing.
Structural and Safety Hazards
- Active foundation cracks showing signs of settling or movement
- Damaged load-bearing walls or compromised framing
- Broken or missing stairway railings
- Tripping hazards and non-functional egress windows
- Missing smoke detectors and carbon monoxide alarms
Structural problems rarely get cheaper to fix with time. A foundation issue flagged today will cost more to stabilise next year. Lenders and insurers take these seriously because they affect the long-term value and insurability of the property.
Electrical Issues
- Outdated or recalled electrical panels
- Exposed or damaged wiring
- Missing GFCI protection in kitchens, bathrooms, and garages
- Overloaded circuits or double-tapped breakers
Electrical deficiencies are among the most common reasons a lender will require repairs before funding the loan. They also rank as one of the leading causes of residential fires.
Plumbing and Water Damage
- Active leaks in supply lines or drain pipes
- Non-functional water heaters
- Sewage backups or failed septic components
- Visible mould growth resulting from water intrusion
Active water problems do not wait for closing day. They get worse every week they are left alone. Mould remediation in particular can escalate quickly in cost once the source is disturbed without proper containment.
Note: If the inspection report flags active moisture or water damage, ask for a mould inspection before negotiating repairs. The surface damage may be minor, but what is behind the wall could change the scope and cost entirely.
Roof Problems
- Active leaks or evidence of recent water penetration
- Damaged or missing flashing around penetrations
- Structural sagging or deterioration
A roof leak is one of the few findings that nearly every lender will require to be resolved before closing. The damage it causes to framing, insulation, and interior finishes compounds quickly. We include free thermal imaging on every property inspection service at Greenhorn Breckenridge, which detects moisture intrusion patterns that a visual check alone will miss.
HVAC Concerns
- Non-functional heating or cooling systems
- Cracked heat exchangers (carbon monoxide risk)
- Gas leaks or improper venting
A cracked heat exchanger is a health hazard, not a maintenance item. Most lenders and insurers will flag this as a required repair. Non-functional systems may also trigger lender conditions depending on the loan type and the climate of the region.
What Is Not Mandatory to Fix
Not everything in the report requires action before closing. Cosmetic issues, normal wear, and routine maintenance items are typically the buyer’s responsibility after move-in:
- Scuffed walls, worn carpet, or dated fixtures
- Minor caulking or weatherstripping needs
- Slow drains without underlying pipe damage
- Aging but functional appliances
- Cosmetic cracks in drywall from normal settling
How Negotiations Work After the Report
The home inspection report is a negotiation tool, not a to-do list. Once findings are documented, the buyer and seller typically work through their agents to reach an agreement. Common approaches include:
- Seller completes specific repairs before closing
- Seller offers a price reduction to cover repair costs
- Seller provides a credit at closing for the buyer to handle repairs
- Buyer accepts the property as-is with full knowledge of the conditions
The strategy depends on the market, the severity of the findings, and how motivated each side is to close. A well-structured report with clear severity ratings gives your agent the documentation to negotiate from facts rather than emotion.
Can a buyer ask the seller to fix everything on the inspection report?
A buyer can request anything, but sellers are not obligated to agree. Asking for every minor item to be repaired often backfires by frustrating the seller and stalling the deal. Focus negotiation efforts on safety hazards, structural concerns, and items that affect lender approval.
Do sellers have to disclose known problems even without an inspection?
In most states, sellers are required to disclose known material defects regardless of whether an inspection takes place. Failing to disclose a known issue can create legal liability even after the sale closes. Disclosure requirements vary by state, so check local regulations.
Final Call
A negotiation is only as strong as the information behind it. When an inspection report clearly separates safety concerns, structural risks, plus routine maintenance, buyers gain leverage while sellers avoid unnecessary concessions. That level of clarity starts with the inspection itself. Greenhorn Breckenridge provides detailed evaluations across Kern County, Bakersfield, plus the High Desert. Each inspection produces a same-day report with photo documentation plus priority-based findings that help agents move negotiations forward with confidence.
Schedule an inspection with Greenhorn Breckenridge today. Walk into your next real estate decision with facts that work in your favor.
