What to do when the buyer's inspection finds problems and you have no agent
The buyer's inspection report arrives, and it's long. Most are. That alone doesn't mean the deal is in trouble.
Without an agent, you read the report, decide what matters, and answer the buyer yourself. This page walks through it in order.
1. Read the whole report before you reply
Give yourself a day. A first read often feels worse than a second one. Then:
- Mark each finding as safety, function or note.
- Look for a summary page. Many reports put the inspector's main concerns up front.
- Check the photos. They often make a finding clearer, or smaller, than the words.
Don't argue with the inspector. The report is one person's opinion on one day, so treat it as a list to sort, not a verdict.
2. Tell real defects from routine notes
Almost every inspection of a lived-in house lists a lot of items. They are not all the same.
| Type | What it looks like | What to do |
|---|---|---|
| Safety | Missing handrail, exposed wiring, a gas smell, signs of active water leaking | Take seriously. Plan to fix or credit. |
| Function | Something that doesn't work now or is failing: a leaking faucet, a furnace that won't start | Likely to be requested. Get a quote. |
| Evidence of a bigger problem | Stains, cracks or damp the inspector wants a specialist to look at | Get that specialist before you respond. |
| Age and wear | "Water heater is near the end of its typical life." "Roof shows normal wear." | Often routine. Answer with your records. |
| Maintenance and cosmetic | Caulk, filters, a sticking door, scuffs | Usually small. Fix a few and say so. |
If a finding says "recommend further evaluation," it means the inspector isn't sure. Don't guess. Have a licensed pro look.
3. Use your records to answer findings
A finding without context sounds worse than it is. Your records give it context.
- "Roof near end of life." Show the year it was replaced, or the last repair invoice.
- "Furnace is 18 years old." Show the service visits. Age with upkeep is a different story than age alone.
- "Evidence of past water in the basement." Show the waterproofing contract, the sump pump receipt and any warranty.
- "Unpermitted work." Show the permit if you have it. If you don't, your city or county building office can look up past permits by address.
If you can't find a receipt, see our guide on what records buyers want. Your bank statements and old emails can often fill in a date and a company name. For how to word answers, see how to answer buyer questions.
4. Know your options
When a buyer sends a repair request, you generally have four choices. What a buyer is allowed to ask for, and by when, depends on your contract, so read it first.
- Repair. You fix the item before closing, ideally with a licensed pro, and send the receipt. This works for clear, fixable items.
- Credit. You give the buyer money at closing, and they handle the work. Buyers often like this for bigger jobs because they pick the contractor.
- Price cut. You lower the price instead. This is simpler on paper, though it can affect the buyer's loan and the appraisal. Ask your buyer's lender how it would work.
- Decline. You say no, politely, and explain why. This can be reasonable for age-and-wear notes and cosmetic items, especially if the house was priced with them in mind.
Many deals end up with a mix: fix the safety items, credit one larger item, decline the rest.
5. Get quotes before you negotiate
A number beats an argument. If a buyer asks for something big, get quotes before you reply.
- Call at least two licensed contractors in the right trade. Send both the same page from the report.
- Ask for the quote in writing, with the scope of work.
- If the inspector suggested a specialist (roofer, structural engineer, sewer scope), have that person look, not a general handyman.
- Keep every quote. If the buyer's number is higher than yours, you can show yours.
6. Reply in writing
- Respond to each item, one line each: will fix, will credit, or no, because.
- Attach the proof you have: receipts, permits, quotes.
- Keep the tone calm and the reply short.
- Check your deadline. Contracts usually set a window for requests and responses, so confirm yours.
When to call a lawyer
Repair requests live inside your sales contract. Deadlines, what a buyer can cancel over, and what counts as a repair or a credit all come from that contract and from your state's rules. Before you sign anything that changes the deal, have a real estate attorney read it. Anything you know about a problem also belongs in your seller disclosure. See Nolo's state-by-state guide.