So you’ve found the one—you’re under contract, you’ve daydreamed about your future Pinterest boards, and then boom: the inspection report drops.

Cue mild panic.

Yes, it’s a lot of pages. Yes, it looks scary. No, this doesn’t mean the house is falling apart.

Here’s the thing: every home has issues. (Even brand-new ones.) But the inspection report? It’s actually your secret weapon—especially when it comes to negotiating repairs, credits, or price adjustments.

Let’s break down how to use it without losing your cool or the deal.

 Step 1: Understand What’s Normal (and What’s Not)

Your inspector is paid to be thorough—which means they’ll note every little thing, from loose outlets to hairline cracks in the driveway.

Focus on:

• Major safety hazards

• Structural concerns

• Roof or foundation issues

• Electrical, HVAC, or plumbing red flags

• Pest damage or active leaks

Skip stressing over:

• Sticky doors

• Missing switch plates

• That one cracked tile in the guest bathroom

Pro tip: Ask your inspector to walk you through the high-priority concerns so you don’t get overwhelmed by cosmetic fluff.

 Step 2: Decide What You Actually Want

Before we send over a repair request, ask yourself: What outcome do I want?

• Do you want the seller to make repairs?

• Would you prefer a credit or price reduction so you can handle it yourself after closing?

• Is this a dealbreaker or just something to budget for?

Remember, the goal is not to nickel-and-dime the seller, but to make sure you're not stuck with major surprises after closing.

 Step 3: Let Your Agent Work Their Magic (That’s Me!)

This is where strategy comes in. As your agent, I’ll help you:

• Prioritize the most important repairs

• Phrase the request in a way that gets attention but keeps the tone collaborative

• Suggest reasonable solutions (like licensed contractors or credits at closing)

We’re aiming for a win-win—without being pushy or unrealistic.

Example: “Buyer requests seller to repair roof flashing around the chimney using a licensed roofing contractor prior to closing,” or “Buyer requests a $2,000 credit in lieu of HVAC repair.”

 Step 4: Prepare for Some Back-and-Forth

Sellers don’t always say yes to everything—and that’s okay. We might counter, negotiate credits, or agree on a compromise. This is totally normal and part of the process.

The key is staying flexible while protecting your investment.

 Step 5: Know When to Walk Away

If the inspection turns up something major—like foundation shifting, unsafe electrical panels, or major water intrusion—and the seller won’t budge? It might be time to move on.

Your inspection period gives you the chance to back out without losing your earnest money, so don’t be afraid to use it if needed.

 Bottom Line

The inspection report isn’t a deal-killer—it’s a tool. With the right strategy and a little real estate savvy, we can turn it into leverage to get you a safer, sounder, and more secure home.

So don’t panic when the report hits your inbox. Take a deep breath, pour a coffee (or a glass of wine, no judgment), and let’s break it down together.

Juliann Strange Test

(405) 201-2621

juliann@propertyjewels.com