Home inspection problems can change how a buyer feels about a house almost overnight. They may have been excited about the property when they signed the contract, but now they have an inspection report mentioning roof damage, electrical issues, plumbing leaks, or other repairs they were not expecting.
The buyer calls you and asks, “What should we do?” If you are a newer REALTOR®, you may be wondering the same thing.
Before making suggestions, take some time to understand what the inspector found and what concerns your buyer the most.
Start by Reviewing the Inspection Report
Home inspection reports can be long, and some of the language may sound alarming to someone buying their first home.
A report might mention a loose outlet cover, an aging water heater, evidence of moisture, and concerns about the roof. Those findings do not all carry the same weight.
Read through the report with your buyer and find out which items they want to discuss further.
You may notice that the buyer is particularly worried about one issue, even though the report contains several pages of findings.
For example, they may be comfortable replacing a few fixtures but concerned about possible water damage behind a wall.
Your role is to help them understand what the report identifies and connect them with the appropriate professionals for additional information.
Let the Inspector Explain the Findings
If your buyer has questions about something in the report, encourage them to speak with the home inspector.
The inspector can explain what they observed, why they included it in the report, and whether additional evaluation is recommended.
If the report identifies a possible structural problem, an appropriate contractor or engineer may need to examine it.
If there are concerns about the electrical system, a qualified electrician may be needed.
You can help coordinate those conversations, but avoid diagnosing problems or estimating repair costs without the appropriate qualifications.
Something that looks minor could turn out to be expensive. Another issue that sounds serious in the report may have a relatively straightforward solution.
Let the people who work with those systems explain what they found.
Check the Inspection Deadline
While your buyer is reviewing the report, go back to the purchase contract. Check the inspection period and any other deadlines that may apply. The type of contract matters.
Some Florida purchase contracts provide buyers with specific inspection-related termination rights. Others have different repair provisions and procedures.
You need to understand the agreement your buyer signed before discussing what options may be available.
If you are unsure, talk with your broker. Questions involving the legal interpretation of contract provisions should be directed to a qualified attorney.
Also remember that scheduling another inspection or waiting for a contractor’s estimate does not automatically extend a contractual deadline.
Find Out What the Buyer Wants to Do
Once the buyer has had time to review the findings, ask how they feel about moving forward. Some buyers may still love the house but want more information about the repairs.
Others may decide the property needs more work than they are comfortable taking on. You could ask:
“If we can get a better idea of what these repairs involve, would you still be interested in the house?”
Their answer gives you a better idea of what matters to them. Avoid immediately assuming that the buyer wants the seller to fix everything.
They may prefer a price adjustment, a credit if permitted and agreed upon, additional inspections, or another option available under the contract.
They may also decide they no longer want the property. The next steps depend on their decision and the contract.
Talk About Repair Requests
If your buyer wants to ask the seller to address certain problems, review the request with them and your broker. Be specific about the concerns.
For example, asking the seller to “fix the electrical problems” may leave too much room for disagreement.
It may be more useful to identify the particular issue and discuss whether a qualified professional should evaluate or repair it.
The seller may agree to some requests, propose an alternative, or decline them, depending on the contract and circumstances.
Make sure your buyer understands that asking for repairs does not necessarily mean the seller is required to complete them.
What If the Seller Refuses?
Sometimes the seller has no interest in making additional repairs or negotiating changes.
That can be frustrating for a buyer who was hoping to move forward.
At that point, review the available options with your broker and explain what the contract allows.
The buyer may choose to continue with the purchase, negotiate further if both parties are willing, or exercise an available termination right.
Avoid telling the buyer to walk away or continue with the purchase without first understanding the contractual consequences.
The decision belongs to the buyer, with appropriate professional guidance.
Consider the Financing and Insurance Questions
Certain inspection findings may also affect financing or insurance.
For example, a lender may require a particular repair before approving a loan, or an insurance company may have concerns about the roof or another part of the property.
Those questions need to go to the lender or insurance professional.
You can help your buyer communicate with them and keep track of any information they request.
Just remember that an issue acceptable to the buyer may still need to be addressed to satisfy financing or insurance requirements.
Keep the Buyer Updated
Inspection problems can lead to several conversations with different people.
You may be waiting for a contractor’s estimate, a response from the listing agent, or additional information from the inspector.
Let your buyer know what is happening. You can say:
“I sent the repair request to the listing agent this morning. We are waiting for the seller’s response, and I will update you when I hear back.”
If a deadline is approaching, make sure the buyer knows. A short update is usually better than leaving someone wondering whether anything is happening with their transaction.
Keep Track of the Paperwork
If the buyer and seller agree to changes, make sure the appropriate documents are completed according to your brokerage’s procedures.
Keep copies of inspection-related communications, repair agreements, contract amendments, and other relevant paperwork in the transaction file.
If repairs are supposed to be completed before closing, track the agreed requirements and follow up with the appropriate parties.
The buyer may also want to arrange a reinspection or have the work reviewed by a qualified professional.
Good records make it easier to see what was agreed upon and what still needs attention.
Learn How to Handle Inspection Conversations
Every property is different, and sooner or later, you will work with a buyer who receives an inspection report full of unexpected findings.
Some issues will be easy to address. Others may require several conversations, additional evaluations, and difficult decisions.
The more transactions you handle, the more familiar these situations will become.
Until then, use your broker as a resource and ask questions whenever you are unsure about the next step.
At LEAP Real Estate Academy in Orlando, continuing education gives real estate professionals opportunities to strengthen their knowledge of contracts, transaction procedures, and everyday situations that come up when working with clients.
Learning from instructors who have handled inspection concerns in their own transactions can also help you prepare for similar conversations.
When a home inspection finds major problems, start with the report, help your buyer get reliable information, review the contract, and keep track of the deadlines.
Your buyer may still decide to purchase the property, or they may choose another direction. Either way, they should have the information they need to make that decision.
Continue your real estate education with LEAP Real Estate Academy and build the skills to guide buyers through challenging transactions.
