Yes, you can negotiate after the inspection, as long as your contract has an inspection contingency and you act before its deadline. Ask about the few items that are unsafe or expensive, back the request with contractor estimates, and choose between repairs, a credit at closing and a lower price. The seller can say no, and then you decide whether to go ahead or walk away.
What to ask for
- Safety hazards: faulty wiring, gas leaks, missing railings, mold, radon above the EPA’s action level.
- Structure and roof: foundation movement, roof leaks, rot.
- Major systems at or past the end of their life: heating, cooling, water heater, sewer line, electrical panel.
- Water: active leaks, drainage toward the house, a wet basement.
- Pests: termites or other wood-destroying insects.
What to leave out
- Cosmetic items and normal wear.
- Small repairs under a few hundred dollars. A long list of minor items weakens the request.
- Anything the seller disclosed before you made your offer, or that was obvious at the showing. The price already reflects it.
Repairs, a credit or a lower price
- Seller repairs: no cash needed from you, but the seller chooses the contractor. Require licensed work and receipts.
- A credit at closing: reduces the cash you bring, so you can pay for the work yourself. Limited to your closing costs and the cap for your loan type.
- A lower price: shrinks your loan and payment, but frees up very little cash.
How to make the request
- Check your deadline. Inspection periods are often 7 to 14 days from acceptance, and the request has to be in before it ends.
- Get estimates. A contractor’s written quote carries more weight than the inspector’s guess.
- Pick three to five items and attach the relevant report pages and quotes.
- Send it in writing through your agent or attorney, on your state’s form.
- Expect a counter. Sellers often agree to part of the request. Decide in advance what you’d accept.
How much leverage you have
In a slow market, a seller would rather fix a problem than relist and disclose it to the next buyer. In a competitive market with backup offers waiting, sellers refuse more often. Check yours with the negotiation room estimator and the buyer leverage meter.
Special cases
- “As-is” sales: the seller is signaling they won’t repair, but you can usually still inspect and cancel, and many will negotiate over a serious finding.
- FHA and VA loans: the appraiser may require safety repairs before closing. Those have to be done by someone, whatever the contract says.
- Repairs that can’t be finished in time: ask the title or escrow company to hold money back from the seller until the work is done.
After you agree
Put the agreement in a signed addendum. Check completed repairs and collect receipts at the final walk-through. If you can’t agree, see backing out of a home purchase before your deadline passes.
Common questions
Can I negotiate after a home inspection?
Yes, if your contract has an inspection contingency and you’re within its deadline. You can ask for repairs, a credit or a lower price, or cancel.
What repairs are reasonable to ask for?
Safety hazards, structural and roof problems, and failing heating, cooling, plumbing or electrical systems. Skip cosmetic items and small fixes.
Does the seller have to fix anything?
Generally no, except what a lender or local law requires. But if they refuse, you can usually walk away within your inspection period.
Updated October 2026. Educational content. OfferBacked is not currently a lender and doesn’t issue pre-approvals or loans.