After the Inspection

Repairs, credits or a lower price, and how to choose.

1. ONE QUESTION FIRST
An inspection report can run to dozens of pages, and most of it won’t matter to your decision. So I start with one question: “Does this change what you’re buying, what it will cost you, or your comfort with the home?”

That question sorts the report quickly. The items that pass it are the ones we spend our time and negotiating on.
2. SORTING THE REPORT
Structural concerns, safety issues, active leaks, and major system problems deserve close attention. Cosmetic wear and routine maintenance may be reasonable to take on, depending on the home’s condition and the price we negotiated.

When a finding needs a clearer answer, I bring in the right specialist: a structural engineer, a roofer, an HVAC technician, a plumber or an electrician. A specialist’s opinion and a written estimate turn a worrying line in a report into a number we can work with.
3. TIMING MATTERS
In North Carolina, repairs are usually negotiated during the due diligence period. That’s also the window when you can still walk away, so every day of it counts.

I schedule inspections and specialists early, so we have answers and estimates while there’s still time to negotiate. The seller isn’t required to agree to repairs, and knowing that the deadline is coming keeps both sides focused.
4. REPAIRS, CREDITS OR A LOWER PRICE
Once we know what matters, we decide how to ask for it. Each option fits a different situation:

Repairs

When the work needs to be completed and verified before closing. Best for anything that affects safety, the structure, or your ability to get a loan.

Closing-cost credit

When you’d rather choose your own contractor. It has to be approved by your lender, and it lowers your cash at closing rather than paying for the work directly.

Lower price

When the condition changes what the home is worth to you. It reduces the loan and the payment, but it doesn’t put repair money in your pocket.

Finished Means Verified

A repair isn’t finished just because someone says it is. I ask for invoices, the contractor’s details, and permits where the work requires them. For anything structural or major, I want the work reinspected before closing.

I learned how much that matters on a home with a load-bearing wall that had already been “repaired” and checked by an engineer, yet still wasn’t fully supported. We got it fixed and reinspected before my buyer closed. You can read that story on my buying page.

5. A FOCUSED REQUEST
A long list of small items can make a seller dig in on the ones that matter. A short request backed by findings and estimates is easier to say yes to.

My goal is a focused request with a clear understanding of what you’d be taking on, and no surprises after you get the keys.
→ GUIDES FOR BUYERS
Kevin and I share a library of guides. These go deeper on the parts people ask about most.

Home Inspections

Why an inspection is worth it, even on a brand-new house.

Due Diligence Fees

What the fee buys you in North Carolina, and what happens to it if you walk away.

Septic Systems

What to check on a home that isn’t on city sewer.

Buying with Mason

How I work with buyers from the first conversation to the keys.

Inspection Coming Up?

Let’s plan the inspections and the timeline before you go under contract.

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