What to expect from the buyer's home inspection
What the inspector looks at, what happens after the report, and how to handle repair requests without losing the sale.
No obligation. No pressure. Takes about 2 minutes.
The short answer
Many buyers hire an inspector after you accept their offer, and the contract usually gives them a set number of days to do it. After the report, the buyer may ask you to make repairs, give a credit or lower the price, or they may accept the house as it is or cancel if the contract allows. You don't have to agree to every request; it's a negotiation.
Step by step
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1
Know the inspection terms in your contract
The contract sets how many days the buyer has to inspect and respond, and what happens if you can't agree. For most homes built before 1978, federal rules give the buyer 10 days to test for lead-based paint unless you both agree in writing to a different period or the buyer waives it.
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2
Get the house ready
Leave utilities on, clear access to the attic, basement, electrical panel, water heater and furnace, and plan to be out for a few hours.
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3
Read the report calmly
Expect the report to list things; that's normal. Sort the items into safety issues, things that don't work, and normal wear.
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4
Choose how to respond
You can fix items before closing, offer a credit, adjust the price, or decline. A credit can be simpler than arranging repairs before closing.
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5
Selling as-is still means an inspection
An as-is sale means you won't make repairs, but the buyer may still inspect and may be able to walk away during the inspection period.
Sources: 40 CFR ยง 745.110, opportunity to conduct an evaluation
This is general information, not legal advice. Your contract controls the inspection terms; ask a real estate attorney if you're unsure what it allows.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
If you'd rather skip repair negotiations, we can show a cash offer for the house as it is next to what listing could net.
Frequently asked questions
Do I have to make the repairs a buyer asks for?
No. You can agree, offer a credit or price reduction, or decline. The contract says what happens if you can't agree.
Can a buyer back out after the inspection?
If the contract has an inspection contingency, the buyer can usually cancel within that period. Read your contract to see exactly how it works.
Is there a special inspection for older homes?
For most homes built before 1978, federal rules give the buyer 10 days to test for lead-based paint, unless you both agree in writing to a different period or the buyer waives it.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.