A home inspection rarely comes back perfectly clean — even on a well-kept house. So once the report lands, the big question for both sides becomes: who actually pays for the repairs? The short answer in Central Virginia is "it's negotiable." Below is a neutral, plain-English walkthrough of how that negotiation usually plays out, what's typical, and how to keep a deal moving.
The short answer: repairs are negotiated, not assigned
Most resale homes in Virginia are sold "as-is" with an inspection contingency. That means the seller isn't promising a flawless house, but the buyer has a window to inspect it and ask for changes before the sale is final.
There's no law that forces a seller to fix items on an inspection report. Instead, the inspection kicks off a round of negotiation. The buyer reviews the findings and decides what to ask for; the seller decides what they're willing to do. Where you land depends on the contract terms, the local market, and how serious the issues are.
What buyers typically ask for
After reviewing the report, buyers generally have a few options:
- Request repairs — ask the seller to fix specific items before closing.
- Request a credit or price reduction — take money off the price (or a closing credit) and handle the work yourself afterward.
- Accept the home as-is — proceed without changes, often in a competitive market.
- Walk away — if the contingency is still active and the issues are dealbreakers.
Smart buyers focus their requests. Asking a seller to fix every squeaky hinge and dated outlet tends to stall negotiations. Prioritizing health, safety, and structural items keeps the conversation productive.
What sellers are usually expected to address
Sellers aren't on the hook for routine wear or cosmetic preferences. But certain categories carry real weight in negotiations:
- Safety hazards — exposed wiring, gas leaks, missing railings.
- Structural concerns — foundation movement, roof failure, major water intrusion.
- System failures — a non-functioning HVAC, furnace, or water heater.
- Code or lender-required items — issues that must be resolved for financing to close.
Minor, expected maintenance — a worn caulk line, a sticking door, a few aging fixtures — is rarely something a seller must fix.
Repairs vs. credits: which is better?
This is one of the most common decisions, and there's no single right answer:
- A credit or price reduction lets the buyer choose their own contractor, control the quality, and avoid rushed pre-closing work. Many lenders and buyers prefer this.
- Seller-completed repairs can be simpler when the fix is straightforward or required for the loan — but the buyer is trusting someone else's contractor and timeline.
In practice, repair credits keep more deals on track because they remove the pressure of finishing work in the final days before settlement.
How this plays out in the Central Virginia market
In and around Richmond, Chesterfield, Midlothian, Powhatan, and Goochland, the answer often comes down to leverage. In a strong seller's market, buyers tend to limit requests to significant items. When inventory is higher and homes sit longer, sellers are usually more willing to negotiate repairs or credits.
Either way, the deals that close smoothly share one thing in common: a clear, realistic understanding of what the repairs actually cost. Vague requests invite pushback. A specific, prioritized estimate gives both sides a number to work from.
A faster path to agreement: get the repairs priced
When buyers and sellers argue over repairs, they're often really arguing over an unknown dollar amount. Putting a credible number on the work removes the guesswork and helps everyone negotiate in good faith.
That's exactly what our inspection repair estimator is built for. Upload the inspection report and get a fast, organized preliminary repair budget — prioritized so you can see what's urgent versus optional, and ready to bring to the table.
Quick recap
- Repairs after a home inspection are negotiated, not automatically owed by either side.
- Sellers don't have to fix everything — negotiations center on safety, structural, and system issues.
- A credit or price reduction is often the cleanest solution.
- The fastest way to settle a repair negotiation is a clear, prioritized estimate of the actual costs.
Price the repairs in minutes
Upload the inspection report and get an instant, prioritized preliminary repair budget to bring to the negotiation table.
Frequently asked questions
- Who is responsible for repairs after a home inspection?
- Neither party is automatically responsible. In Virginia, most resale homes are sold 'as-is' with an inspection contingency, so repairs are negotiated. The buyer requests fixes (or a credit), and the seller decides what they're willing to do. The outcome depends on the contract, the market, and how serious the issues are.
- Does the seller have to fix everything on the inspection report?
- No. A home inspection report lists everything from major safety issues to minor wear. Sellers are rarely expected to address cosmetic or routine-maintenance items. Negotiations usually focus on health, safety, and structural concerns rather than every line item.
- Can the buyer ask for a credit instead of repairs?
- Yes, and it's common. A repair credit (or price reduction) lets the buyer handle the work after closing with their own contractor. Many lenders prefer this approach, and it avoids rushed repairs before settlement.
- What happens if the buyer and seller can't agree on repairs?
- If the inspection contingency is still active, the buyer can typically walk away and recover their earnest money, or the parties can meet in the middle. A clear, prioritized repair estimate often breaks the stalemate by showing what the work actually costs.