What to Do When Your Home Inspection Reveals Major Issues: Options for Buyers and Sellers to Resolve Concerns

What to Do When Your Home Inspection Reveals Major Issues

Home inspections can be nerve-wracking, whether you’re buying or selling a home. You’re getting close to finalizing the deal, and then—bam—a report surfaces with major repair concerns. In the fast-moving Seattle-area market, including King and Snohomish Counties, knowing how to handle these issues quickly and strategically can save you time, money, and stress.

Here’s what you need to know if your home inspection turns up significant problems.

What Qualifies as a Major Issue?

Not every issue found in an inspection is a deal-breaker, but some problems can impact a home’s safety, structure, or livability. These often include:

• Foundation cracks or structural concerns

• Faulty electrical wiring or plumbing problems

• Roof leaks or significant damage

• Mold, pest infestations, or environmental hazards

In Washington State, sellers are legally required to disclose known issues, and buyers have the right to conduct thorough due diligence. Understanding the severity of any problems allows both sides to make smart decisions.

Your Options as a Buyer

If an inspection reveals unexpected problems, you have several choices:

Negotiate Repairs or Credits

One of the most common solutions is asking the seller to either fix the problem before closing or offer a credit toward your closing costs. This can be a great middle ground, allowing you to proceed with the purchase while ensuring the repairs are addressed.

Request an Inspection Contingency Extension

If you need more time to fully assess the situation—whether by getting additional quotes or professional opinions—you may be able to extend the inspection contingency period in your contract.

Walk Away If Necessary

Some issues are just too costly or risky. If the estimated repair costs exceed what you’re comfortable with, and your contract allows it, you may have the right to back out. While it’s not ideal, sometimes walking away is the best financial decision.

Your Options as a Seller

If you’re selling and the inspection turns up major issues, don’t panic—there are ways to keep your deal on track.

Make the Repairs

If you’re in a strong financial position and want to maintain buyer confidence, you might choose to handle the necessary repairs yourself before closing. Using licensed professionals and providing receipts can go a long way in reassuring buyers.

Offer a Credit or Price Reduction

Not every seller has the time or ability to fix issues before closing. In that case, offering a repair credit or reducing the sale price can give the buyer flexibility to handle the work themselves after moving in.

Provide Documentation

If you’ve already addressed similar issues in the past or received contractor quotes, sharing this information with the buyer can help build trust and prevent unnecessary delays.

Getting the Right Guidance

Navigating inspection negotiations isn’t always straightforward, which is why having the right experts in your corner is crucial.

Lean on Your Real Estate Agent

This is where I come in. As a real estate broker specializing in King and Snohomish Counties, I help buyers and sellers navigate inspection-related challenges all the time. I’ll help you negotiate fair terms, manage timelines, and keep your transaction moving forward.

Consult the Right Contractors

For structural or safety concerns, hiring a specialist for a second opinion is a smart move. A detailed estimate can prevent guesswork and help both sides agree on reasonable repair costs.

Get Legal or Financial Advice if Needed

In some cases—especially with high-value repairs—it may be wise to consult a legal or financial expert to ensure you’re making the best decision.

Final Thoughts

A tough home inspection doesn’t have to derail your plans. Whether you’re buying or selling, there are always solutions—whether it’s negotiating repairs, adjusting the price, or re-evaluating your options. The key is to stay informed, act quickly, and work with professionals who know how to navigate these situations.

If you need help handling inspection issues—or anything else related to buying or selling a home in the Seattle area—I’m here to guide you. Call me anytime at (206) 751-2223 or email me at [email protected]. Let’s make sure your real estate journey stays on track, even when surprises pop up.

Joe Sheldon, Real Estate Broker

Designed Realty

Phone: (206) 751-2223

Email: [email protected]