Home Inspection Repair Negotiation Worksheet
Turn your inspection report into a clear, defensible ask to the seller
The inspection is done and you have a list of problems — now what? This worksheet turns a scary report into an organized negotiation. List each finding, estimate the repair cost, set a priority, and decide your ask (repair, credit, or price reduction). Bring the totals to your agent so your request is backed by real numbers, not emotion. Print double-sided.
What to Negotiate (Must-Fix — Safety, Code & Major Systems)
These are the strongest items to negotiate. Focus your ask here.
- Structural issues (foundation cracks, sagging framing, failing retaining walls)
- Roof at end of life or actively leaking
- Electrical hazards (unsafe panel, aluminum branch wiring, no GFCI/AFCI)
- Plumbing failures (polybutylene, galvanized, active leaks, sewer line damage)
- HVAC not working or past its service life
- Water intrusion, active mold, or chronic basement/crawlspace moisture
- Safety hazards (missing railings, no egress, gas leaks, unsafe deck)Insurance and lenders often require these to be fixed before closing
What May Be Negotiable (Deferred Maintenance)
Reasonable to raise, especially in a buyer’s market. Weaker than must-fix items.
- Water heater near end of life (10+ years)
- Older but functioning appliances included in the sale
- Failed window seals (fogged double-pane glass)
- Grading and drainage that needs correction
- Worn but intact flooring, siding, or gutters
What Usually Isn’t Worth Fighting Over (Cosmetic)
Raising these can weaken your credibility on the items that matter.
- Paint colors, minor scuffs, and nail holes
- Dated fixtures, hardware, or finishes that still work
- Minor caulking, small cracks, and normal wear
- Landscaping and cosmetic yard items
Repair Cost Tally
List each finding, your estimated repair cost, priority (M = must-fix, D = deferred, C = cosmetic), and your ask (R = repair, $ = credit, P = price cut).
| Inspection Finding | Est. Cost | Priority | Ask |
|---|---|---|---|
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| $ ______ | ______ | ______ | |
| TOTAL ESTIMATED REPAIRS | $ ______ |
Build Your Ask
| Total must-fix repairs (from tally above) | $ ______ |
| Deferred-maintenance items you want addressed | $ ______ |
| Your opening ask (repair, credit, or price cut) | $ ______ |
| Your walk-away number | $ ______ |
How to Make the Ask (Step by Step)
- Get real numbers first. Use BuildCalc Pro’s Home Inspection Cost Estimator to price each finding. A request backed by estimates is far harder to dismiss than a vague complaint.
- Lead with must-fixes. Anchor the negotiation on safety, structural, and major-system items. These are objective and lender/insurance-relevant.
- Pick your format: ask the seller to repair before closing, give a closing credit (fastest, lets you choose the contractor), or a price reduction. Credits are usually the smoothest.
- Attach documentation. Include the relevant inspection report pages and any contractor quotes with your request.
- Leave cosmetics out. Nickel-and-diming paint and finishes weakens your position on the items that actually matter.
- Know your walk-away. Decide in advance the number below which the deal no longer works — and stick to it.