Welcome back, homebuying hero.
You made it through the inspection—a few ladders were climbed, a couple “hmm’s” were mumbled by the inspector, and you left wondering if your dream home is secretly falling apart or just… a little dramatic.
Now it’s time for Part 2:
Understanding what the inspection report actually means, what to do with all those findings, and how to know if something’s a dealbreaker or just mildly annoying.
Spoiler: not everything is a red flag. Sometimes it’s just a yellow sticky note saying, “Hey, fix me someday.”
The Inspection Report: A Choose-Your-Own-Adventure Novel
You’ll get a glorious PDF—probably 30+ pages long—with photos, notes, and lots of technical phrases like:
- “Differential settlement observed” (a.k.a., the porch is a little tilted)
- “GFCI not present in wet areas” (translation: add a $15 outlet)
- “Possible signs of wood-destroying organisms” (yes, they mean termites. Ew.)
It can feel overwhelming. Breathe. Most homes—even the cute ones with fresh paint and that Pinterest-worthy backsplash—come with something.
How to Read the Report Without Panicking
🟢 Green = Chill
Minor stuff like loose doorknobs, a faucet drip, or a GFCI outlet that needs upgrading. These aren’t dealbreakers. Think of them as future Saturday projects—or content for your DIY TikTok channel.
🟡 Yellow = Meh, Let’s Talk
These are fixable things that may need attention soon but aren’t urgent. HVAC a little old? That’s life. Water heater groaning? It’s probably just dramatic. These items might warrant asking for a credit or a repair before closing.
🔴 Red = Pay Attention
These are safety concerns, major structural issues, roof problems, foundation cracks, or plumbing/electrical nightmares. Depending on your comfort level (and your wallet), this is when we either negotiate hard or say, “thanks, but no thanks.”
So What Can You Ask the Seller to Fix?
In most cases, buyers focus on health, safety, or code issues. Things like:
- Electrical panel problems
- Roof leaks
- Active plumbing issues
- Gas leaks
- Termite damage
- Broken appliances that are part of the sale
You probably can’t ask for cosmetic stuff, like that avocado-green tile in the bathroom (unless you just really need a new negotiation story).
Real-Life Example: The Furnace That Cried Wolf
One buyer I worked with was ready to walk away because the furnace was older than their first phone. But instead of running, we asked the seller to service it and provide documentation. Boom: working furnace, $300 saved, no regrets.
Moral of the story? Sometimes it’s fixable. Sometimes it’s not a dealbreaker.
When to Walk Away (And When Not To)
You might want to walk if:
- The foundation is seriously cracked
- The roof is crumbling and costs $20K to replace
- Mold is hiding in multiple places
- Major systems (electric, plumbing, HVAC) are failing at once
- Seller refuses to negotiate on major issues
You probably shouldn’t walk just because:
- The carpet is ugly
- The dishwasher is older than your cat
- There’s a chip in the tile
- The inspector said “maintenance suggested” (that’s just inspector-speak for “don’t ignore this forever”)
Pro Tip: Negotiating Without Being a Diva
A good rule of thumb: ask for repairs or credits that are fair and keep the sale moving forward. Most sellers expect some kind of request after the inspection, especially if their home isn’t brand new.
As your agent, I’ll help you figure out:
- What’s worth pushing for
- What’s risky to ignore
- How to word the request so we stay on good terms with the seller
TL;DR Recap
- Not everything in the inspection report is a crisis
- Focus on health, safety, and major repairs
- Ask for repairs or credits that make sense
- Lean on your agent (that’s me!) to guide you through negotiations
- And yes, every home—even “the one”—comes with quirks
Thinking About Buying Your First Home?
Let’s do it right—inspection and all.
I’m here to explain things in plain English, calm your nerves, and help you make smart, confident choices.
📞 Call/Text: [Your Phone Number]
📧 Email: [Your Email Address]
🌐 Website: [Your Website Link]
📍 Serving Maryland’s first-time buyers like a boss.
