I got an inspection - there were a lot of things. How much should i ask the seller to fix?

Excellent question. The short answer: not everything on an inspection report is a negotiation item. The goal isn’t to “get everything fixed”—it’s to re-trade the deal based on meaningful defects, without turning the negotiation into "noise". A cracked heat exchanger and active roof leaks are legitimate negotiation items because they affect safety, livability, or the core function of the home. These are where your leverage is. Worn or aging systems and cosmetic items (carpets, walls, vent covers, etc.) can add up, but typically these are taken into account on the front end when you agree upon a purchase price - but not always. There is no real standard for negotiating post inspection. A good approach is to bucket your concerns into a) Major/Safety/Functional Issues, b) Deferred Maintenance, and c) Cosmetic. Cosmetic items are not typically negotiated post inspection. Often I approach major concerns like roof leaks and cracked heat exchangers as either warranting a further specialized inspection (and quote) or simply stating on behalf of the buyer that the seller should repair these areas subject to buyer re-inspection. A credit to the buyer from the seller is another option, but that really should be based on something tangible (like a quote). Typically sellers do not want to deal with repairs, and for a buyer, a credit means that you control the vendor and the quality of the work. But leading with a request to the seller to repair rather than credit softens the blow so to speak, and often leads to the seller's offer of a credit in lieu of repair.

Typically, you obtain proper estimates from licensed contractors and then make the determination from there.

This is a common question among Florida buyers and sellers, and the answer depends on your specific situation and local market conditions. Understanding the fundamentals before making any decisions protects your investment and your timeline. In Masaryktown, Hernando County, Florida, the real estate landscape has its own characteristics that affect how this plays out in practice. The Nature Coast market attracts a diverse buyer pool including relocators from higher-cost states, retirees, and local move-up buyers, which creates consistent demand across most price points and property types. The strategic approach is to work with a local agent who can pull current comparable sales data and walk you through the specific factors that apply to your situation in Florida. Every market is different at the neighborhood level, and decisions based on general advice or national headlines often miss the local nuances that matter most to your outcome. Making informed decisions based on local data is always the strongest position. Kevin Neely & Kaitlynd Robbins | K2 Sells

Don’t throw the whole list at them. That’s how deals fall apart. Focus on the big, real issues. A cracked heat exchanger and roof leaks are serious. Those are safety and structural, not cosmetic. That’s where your leverage is. For those, get actual quotes if you can. Then either ask them to fix them or give you a credit based on real numbers. Most buyers prefer a credit so they control the work. The smaller stuff, holes, carpet, vent covers, that’s normal wear. If you pile that on, sellers push back or ignore everything. There’s no “standard amount.” It comes down to what’s serious and what it costs. Simple approach. Ask for the big items. Let the small stuff go. That’s how you keep the deal together and still protect yourself.

There is no strict standard, but the typical approach is to focus on major and safety-related issues first. A cracked heat exchanger (which is a serious health risk) and roof leaks are absolutely reasonable to request repairs or a credit for, while smaller cosmetic items like holes in walls, worn carpet, and broken vent covers are usually considered part of normal wear and tear and are often left for the buyer to handle. Many buyers prefer to ask for a credit instead of repairs so they can control the quality of the work, but whether $10,000 is appropriate depends on actual repair estimates in your area. The best approach is to prioritize the big items, gather rough bids if possible, and then decide whether to ask for repairs, a credit, or a combination based on what keeps the deal together and works best for your situation. Aka. Your agent should be getting necessary bids to dictate an actual credit amount rather than a blanket "10K".

📌 Big Inspection Report — How Much Should You Ask the Seller to Fix? A cracked heat exchanger and roof leaks are major issues. The 30 smaller cosmetic items are normal for any lived‑in home. Your negotiation strategy should focus on safety, structure, and systems — not every scuff and vent cover. 🏡 What Sellers Are Typically Expected to Address A seasoned agent separates inspection items into two buckets: 1️⃣ Major, Safety, or Structural Issues (Always Negotiable) These are legitimate repair‑request items: - Cracked heat exchanger (serious safety hazard) - Roof leaks (active water intrusion = major defect) These are expensive, high‑risk issues that buyers cannot ignore. 2️⃣ Minor Cosmetic Items (Almost Never Worth Negotiating) Examples: - Holes in walls - Sagging carpet - Loose vent covers - Sticky doors - Minor wear and tear Sellers rarely fix these — and pushing for them weakens your position. 💡 Your Two Smart Options A seasoned negotiator would guide you toward one of these: ✔️ Option A: Ask for Repairs to the Major Items Only - Seller replaces or repairs the heat exchanger - Seller fixes the roof leaks - You handle the small stuff later This keeps the deal clean and focused. ✔️ Option B: Ask for a Credit Instead of Repairs A $10K credit is reasonable depending on: - Age of the HVAC - Extent of roof damage - Local repair costs Credits are often better because: - You choose your own contractors - You control the quality - Repairs don’t delay closing 🧠 What’s “Standard” After an Inspection? Industry norm: 👉 Negotiate major defects. Ignore cosmetic issues. Ask for either repairs or a credit — not both. Trying to fix everything on the list makes sellers defensive and kills deals. ⚠️ When You Should Push Harder You have leverage if: - The defects are safety‑related - The home was marketed as “updated” or “move‑in ready” - The seller clearly didn’t disclose known issues - The home has been on the market a while Major system failures are not “normal wear and tear.” 🧭 What a Seasoned Agent Would Do Right Now - Get quotes for the heat exchanger + roof - Present a clean, focused request - Choose either repairs or a credit, not both - Keep the tone professional and reasonable - Protect your inspection contingency timeline This is how you negotiate without blowing up the deal. 🎯 Bottom Line Ask for repairs or a credit for the big-ticket items — and skip the cosmetic stuff. A cracked heat exchanger and roof leaks are absolutely worth negotiating. A $10K credit is realistic, but the exact number should be based on real repair estimates.

This is a very normal situation after inspections, and you're asking the right question. The goal isn’t usually to have the seller fix everything, but rather to focus on the items that truly affect safety, function, or major expenses. A common approach many agents use is to separate inspection items into two categories: 1. Major items (typically reasonable to negotiate) These usually include: • Safety issues (like a cracked heat exchanger — this is important) • Roof leaks or water intrusion • Structural concerns • HVAC, plumbing, or electrical problems • Expensive system failures These are the items buyers most commonly negotiate because they affect livability and cost. 2. Minor or cosmetic items (usually not strong negotiation points) These often include: • Small drywall damage • Worn carpet • Loose vent covers • Minor cosmetic wear • Small maintenance items These are often considered part of normal homeownership unless the market is very buyer-friendly. Repairs vs credits, what’s better? Many buyers today actually prefer credits instead of repairs because: • You control the quality of the repair • Sellers sometimes choose the lowest-cost fix • It keeps the timeline simpler • You can prioritize repairs after closing In many transactions, buyers request either: • Seller repairs for major safety issues • A credit toward closing costs • A price reduction • Or a combination of these If you’re considering a credit of $10K, what usually strengthens your position is getting estimates showing the actual cost of the major repairs rather than focusing on the number of items found. A common strategy is: Focus negotiation on the few expensive or safety-related items rather than the long list of small things. Every deal is different depending on the market and how competitive the property was, but most successful negotiations focus on what materially affects the value or safety of the home.

Don’t get stuck on the long list that’s normal. Focus on the big stuff first. A cracked heat exchanger and roof leaks are legit safety/major repair issues. Those are reasonable to ask the seller to fix. The smaller items (holes, carpet, vent covers) usually aren’t worth negotiating—they’re expected wear. Most buyers either ask for repairs on major items or a credit so they can handle it themselves. If you trust your own contractors more, go with a credit. Just base the number on actual estimates, not a guess like $10k.

Best idea is to get your own estimates from contractors you trust & propose having the seller fix using that contractor. Cracked heat exchanger is serious! Leaking roof is serious!

There is not a perfect home with no flaws, not even new construction. The main point of a home inspection is to give you a complete overview of your new home. The small stuff would be your "honey to do list" for weekends. The major items are cracked heat exchanger and roof leaks. I would suggest getting an HVAC contractor out to evaluate the furnace and cost to repair or replace. the same for the roof. You can ask for a credit toward closing costs/pre paids BUT it would be better to have those items fixed because they could create bigger problems if left not corrected. Also you could ask the seller for a home warranty it usually costs about $500 this would give you peace of mind for the first year of home ownership for anything else major that would pop up.

There are some things for sure that the seller would need to repair before closing. It really depends on the issue. Cosmetic repairs are usually not something you can request a seller to fix unless part of the original negotiation. It is important to have a Buyer's Agent that knows what to ask for and when. : )

After an inspection, it’s best to separate items into two categories: material defects and cosmetic/minor issues. In your case, a cracked heat exchanger and roof leaks are considered material defects because they impact safety and the integrity of the home. These are typically appropriate to request that the seller repair or provide a credit for, as they can be costly and may affect financing or insurability. The additional items (holes in walls, worn carpet, vent covers, etc.) are generally viewed as cosmetic or maintenance-related. It’s not typical to request that a seller address every minor item, as this can weaken your negotiating position. Most buyers take one of two approaches: Request repairs or credits for major items only, or Request a single credit/concession that reflects the overall impact of the inspection findings A credit can often be preferable, as it allows you to control the quality of repairs after closing. There’s no strict “standard,” but a reasonable strategy is to: Prioritize health, safety, and structural/mechanical issues, and Either request those repairs specifically or negotiate a credit based on contractor estimates I’d recommend obtaining rough estimates for the major items (HVAC and roof) to help support your request and determine whether $10,000 is appropriate or if an adjustment is needed.

Great question—and one a lot of buyers struggle with. After an inspection, it’s helpful to separate major issues from cosmetic ones. In your case, a cracked heat exchanger and roof leaks are significant concerns, especially since the heat exchanger is a safety issue and roof problems can lead to larger damage over time. Items like holes in walls, worn carpet, and broken vent covers are generally considered normal wear and tear and are usually not the focus of negotiations. The standard approach is to concentrate on the big-ticket items that affect safety, structure, or major systems. Rather than asking the seller to fix everything, many buyers prefer to request a credit so they can control the quality of the repairs and avoid rushed or minimal fixes by the seller. A $10K credit could be reasonable, but it’s best to support that number with estimates—if the heat exchanger and roof repairs together justify that range, your request will feel more grounded and credible. Overall, the most effective strategy is to present a focused, reasonable request centered on the major issues, which keeps negotiations productive and increases the likelihood of reaching an agreement without jeopardizing the deal.

You can request one or the other; via a "Request to Repair," the seller will either perform the repairs or grant you a $10,000 credit. You leave that option open to the seller if you do not have a preference.

When a home inspection reveals issues like a cracked heat exchanger, roof leaks, and a list of smaller repair items, the next step is not to treat everything equally. A strong negotiation strategy separates major defects from minor concerns and addresses them accordingly. The most important items in your scenario are the cracked heat exchanger and the roof leaks. These fall into the category of material defects because they impact safety, functionality, and the overall integrity of the home. A cracked heat exchanger is a serious concern due to the potential for carbon monoxide exposure, and roof leaks can lead to ongoing damage if not properly addressed. These are the types of issues that buyers should not simply absorb without compensation. In most transactions, the expectation is that the seller will either repair these items using licensed professionals or provide a credit that reflects the true cost of repair or replacement. The smaller items, such as holes in the walls, worn or sagging carpet, and broken vent covers, fall under deferred maintenance or cosmetic issues. These are common in resale properties and are typically not repaired by sellers, especially in balanced or competitive markets. Instead, they are used as part of the overall negotiation strategy to support a request for a credit rather than a list of individual repairs. There are two common ways to approach the negotiation after the inspection report. The first is to request a single credit that covers both the major and minor issues. This approach keeps the transaction simple and avoids delays associated with coordinating repairs before closing. Buyers often prefer this because it allows them to control the quality and timing of the work after they take ownership. The second, and often more effective, approach is to break the request into categories. In this case, you would specifically call out the heat exchanger and roof as required items to be addressed, either through repair or credit, and then request an additional credit to account for the smaller issues. This method tends to be more successful because it is easier for the seller to understand and justify. It shows that the request is based on real conditions rather than a generalized number. As for what is considered standard, most sellers today are more willing to negotiate credits than to complete repairs themselves. Credits streamline the process and reduce the risk of last-minute complications. However, sellers are also more likely to push back on large, unsupported credit requests. That is why it is important to tie your numbers to actual estimates whenever possible. In your specific situation, a ten thousand dollar credit may be reasonable, but only if it aligns with the cost of addressing the heat exchanger, the roof issues, and a portion of the smaller repairs. If the major items alone approach that number, you may need to adjust your request upward or structure it more clearly. The key to a successful inspection negotiation is to focus on the issues that truly matter, present a reasonable and well-supported request, and keep the path to closing as smooth as possible.

When a home inspection reveals issues like a cracked heat exchanger, roof leaks, and a list of smaller repair items, the next step is not to treat everything equally. A strong negotiation strategy separates major defects from minor concerns and addresses them accordingly. The most important items in your scenario are the cracked heat exchanger and the roof leaks. These fall into the category of material defects because they impact safety, functionality, and the overall integrity of the home. A cracked heat exchanger is a serious concern due to the potential for carbon monoxide exposure, and roof leaks can lead to ongoing damage if not properly addressed. These are the types of issues that buyers should not simply absorb without compensation. In most transactions, the expectation is that the seller will either repair these items using licensed professionals or provide a credit that reflects the true cost of repair or replacement. The smaller items, such as holes in the walls, worn or sagging carpet, and broken vent covers, fall under deferred maintenance or cosmetic issues. These are common in resale properties and are typically not repaired by sellers, especially in balanced or competitive markets. Instead, they are used as part of the overall negotiation strategy to support a request for a credit rather than a list of individual repairs. There are two common ways to approach the negotiation after the inspection report. The first is to request a single credit that covers both the major and minor issues. This approach keeps the transaction simple and avoids delays associated with coordinating repairs before closing. Buyers often prefer this because it allows them to control the quality and timing of the work after they take ownership. The second, and often more effective, approach is to break the request into categories. In this case, you would specifically call out the heat exchanger and roof as required items to be addressed, either through repair or credit, and then request an additional credit to account for the smaller issues. This method tends to be more successful because it is easier for the seller to understand and justify. It shows that the request is based on real conditions rather than a generalized number. As for what is considered standard, most sellers today are more willing to negotiate credits than to complete repairs themselves. Credits streamline the process and reduce the risk of last-minute complications. However, sellers are also more likely to push back on large, unsupported credit requests. That is why it is important to tie your numbers to actual estimates whenever possible. In your specific situation, a ten thousand dollar credit may be reasonable, but only if it aligns with the cost of addressing the heat exchanger, the roof issues, and a portion of the smaller repairs. If the major items alone approach that number, you may need to adjust your request upward or structure it more clearly. The key to a successful inspection negotiation is to focus on the issues that truly matter, present a reasonable and well-supported request, and keep the path to closing as smooth as possible.

A cracked heat exchanger and roof leaks are major issues, especially safety-related, so I would ask the seller to repair those with licensed contractors. The smaller items ie. holes, carpet, vent covers are more cosmetic. Instead of asking for everything, I would ask for a credit of some sort. I wouldn’t rely on a credit for the smaller items and for them to have the larger ones repaired. Better to have those fixed properly and then negotiate a credit if needed.

So, this depends on the seller's willingness and finances. If he does have the finances, I would request seller to fix major and any issues majority of the buyers in the area would ask for. If the seller denies the repairs, then ask for a credit for how much it would cost you to do the repairs. If the seller is not reasonable then walk away because the next buyer will probably ask for the same things.

I typically recommend my clients if it’s something that they feel comfortable with, to ask for a credit so that they can fix it after Closing and get it done according to their taste and do it right. Sometimes I feel like on the sale side they may just do quick patch work to get the household and not always the highest quality.

Typically I like to get my clients a credit at closing. Why? Because most of the time a seller will make quick fixes, at low cost, and sometimes at really low quality. Some loans will require that the repairs are made prior to underwriting the loan so in those cases you'll want quotes from qualified professionals for the repairs and even then the seller may insist on using their own resources. The cracked heat exchanger and the roof leaks are the big things I'd go after. There is no such thing as a perfect house so the laundry list of smaller things is up to your risk tolerance; do you want the house enough to treat those as part of home ownership or are you going to walk away? If you have a detailed inspection report that is already a good guide to taking care of all the smaller things as you own the home and build equity.

Hi Alex, Asking for a credit or asking for repairs is completely up to you. You may have your Realtor ask the seller which they prefer. I often write up both options on the release of contingencies and give the sellers an option unless my buyer prefers that I request one or the other. Good luck!

I think the answer really depends on the type of market you’re in. Here in Westchester County, NY , it’s very much a sellers market so I would advise my buyer clients to only ask for larger items or health and safety concerns. The market may be different in your area.

You should prioritize the repairs as to importance and request those be repaired. Sometimes the particular lender may require certain items be repaired before the loan can be processed. It’s always best to check with your Realtor on what items that may be. Asking sellers to correct several things may jeopardize your chances of buying the home. Choose the repairs wisely.