After your home inspection, you must act within your contract’s inspection contingency (often 7–10 days). Start with the report summary and flag immediate safety hazards—electrical defects, gas leaks, missing smoke/CO alarms, roof leaks, and foundation movement—then request repairs or a credit in writing, citing the report. Schedule any specialist evaluations quickly. If defects are material and you can’t reach agreement, you may cancel and demand earnest money return. Next, you’ll see how to verify repairs before closing.
Read Your Home Inspection Report: Safety, Then Cost
Triage governs how you should read your home inspection report: address safety hazards first, then evaluate cost and maintenance. Start with the executive summary and any color-coded “immediate” items, treating them as risk notices you can’t ignore. Confirm statutory life-safety basics: smoke detectors in bedrooms, hallways, and each level; carbon monoxide alarms within 10–15 feet of sleeping areas and in the basement; no exposed wiring, overheating panels, or ungrounded outlets; safe deck and stair railings; no trip hazards.
Next, read system sections (roofing, foundation, electrical, plumbing, HVAC, insulation) for conditions that create foreseeable harm: moisture intrusion, foundation shifting, plumbing leaks that cause mold or rot, pests or termites, and water heater temperatures outside normal range. Use the recommendations list to sequence specialist evaluations, and demand clarification for any ambiguous finding. A standard home inspection typically takes 2–3 hours, so plan enough time to attend and ask questions before the report is finalized.
Decide What Inspection Repairs To Request (Not Cosmetic)
Before you ask for credits or repairs, separate defects that create legal exposure or foreseeable harm from items that are merely cosmetic. Your requests should target conditions that violate code, impair habitability, or materially reduce structural or systems integrity. Demand correction of wiring hazards, DIY electrical faults, gas leaks, and missing or inoperative smoke/CO detectors. Treat loose or missing handrails as a safety defect, not a preference item. Require stabilization for foundation movement, load-bearing wall damage, roof leaks, and rotted exterior wood where it compromises soundness. Insist that critical systems function as represented: HVAC performance, plumbing leaks, water heater defects, and verified septic operation. Flag building-code, permit, and zoning noncompliance because these can trigger fines, lender conditions, or refusal to close. Address health hazards as non-waivable risks: mold, asbestos, lead-based paint, radon intrusion, and contaminated well or defective drywall conditions. Keep paint chips, minor door rubs, and cosmetic cracks off your list. Remember that inspectors don’t mandate fixes—repairs are generally negotiated between buyer and seller.
Use the Inspection Contingency To Negotiate or Cancel
Once you’ve identified inspection findings that implicate safety, code compliance, habitability, or material system failure, use your inspection contingency to enforce leverage under the contract—not just to ask nicely. This clause (often labeled a due diligence contingency) gives you a defined window—commonly 7–10 days after acceptance—to hire a licensed inspector, obtain lawful access for specialized checks (pests, mold, radon, septic, wetlands), and evaluate risk before you’re bound to close.
Within the contingency period, deliver timely written notice citing the report and your election: (1) renegotiate with specified remedies—repairs, price reduction, seller concessions, or credits—or (2) accept the property as-is. You typically have the right to inspect within the timeframe set by the contract. If the defects are major and the contingency conditions aren’t met to your satisfaction, you can cancel within the deadline, void the contract, and demand return of earnest money without penalty. Track deadlines; inspection fees ($300–$600) don’t extend them.
Confirm Repairs Before Closing (and Know Your Legal Rights)
Although the inspection period may be over, you still have the right—and the obligation—to confirm that any seller-agreed repairs were completed exactly as the contract requires. Once the seller accepts repair terms in writing, that agreement becomes enforceable and nonperformance can constitute breach, exposing the seller to liability and delaying settlement.
Use your final walkthrough to verify each item against the repair addendum’s scope and standards. Require proof—contractor invoices, permits where applicable, and photos—at least three days before closing, and request reinspection for mechanical, electrical, or structural work. If you discover new damage, notify the buyer immediately and document the condition in writing. If repairs aren’t done, don’t waive compliance: you can demand completion before closing, request a price reduction equal to documented costs, or require the seller to prepay contractors and provide receipts. You may also terminate and recover earnest money if the seller refuses; you typically have five days or until settlement, whichever comes first, after discovering damage.
Frequently Asked Questions
Who Is Liable if a Contractor’s Repair Causes New Damage Before Closing?
Both the seller and the contractor can be liable—coincidentally, you can hold them to overlapping duties. You treat the seller as responsible through closing because title and risk remain with them, and they must restore promptly or you can terminate and recover earnest money. You also pursue the contractor: negligent damage triggers full repair/replacement liability; non-negligent loss caps at $0.60 per pound if timely notice.
Can I Attend the Inspection, and Should I Bring a Contractor Along?
Yes—you can attend the inspection, and you may bring a contractor if the seller consents. You can’t enter or send anyone onto the property without permission; otherwise you risk trespass issues. Florida law doesn’t require your agent to attend, but you should coordinate access through the seller or listing agent in writing. Bring a licensed contractor only to observe and estimate, not to perform work.
How Do I Choose Between Requesting Repairs Versus a Closing Credit?
Choose repairs when loan conditions or safety items must be cured pre‑closing, or when you want the seller to warrant completion by contract. Choose a closing credit when you need schedule certainty and want control over contractors, scope, and materials. You must confirm your lender’s credit cap (often 3–6%) and that credits can’t satisfy required repairs. You also assume overrun risk if costs exceed the credit.
What Happens if the Seller Refuses Access for Follow-Up Inspections?
If the seller blocks follow-up access, you’re walking into closing blindfolded, and it can signal concealed defects. You may treat refusal as a contract breach if your purchase agreement requires inspection access within stated timelines. You can demand cure, document denial, and invoke your inspection contingency to cancel and recover earnest money. You can also renegotiate for concessions or require written proof and a reinspection before closing.
Do I Need to Disclose Inspection Results if I Walk Away From the Deal?
No, you don’t have to disclose your inspection results if you walk away. Ohio law generally imposes no buyer duty to share a report, and your agent can’t disclose findings without your prior written authorization. You may choose to share limited items to support negotiations, but you risk weakening leverage. Keep copies secure. Disclose only if you’re legally compelled by court order or imminent safety danger.
