You’ve found a house you love, your offer has been accepted, and everything seems to be moving in the right direction.
Then the home inspection happens.
Maybe the inspector discovers an issue with the roof, evidence of moisture in the crawl space, an aging electrical panel, or something unexpected with the plumbing.
You review the findings, discuss the concerns with your real estate agent, and decide to ask the seller to address a few items before closing.
But the seller says no.
Now what?
This is a situation buyers and sellers can encounter throughout Lake Stevens, Snohomish, Marysville, Everett, and the surrounding Snohomish County communities.
One thing I’ve learned working in real estate is that an inspection negotiation isn’t always about who is right or wrong. Sometimes it’s about understanding the actual condition of the property, what the contract allows, and whether both parties can find a solution that makes sense.
Here’s what I would want you to know.
First, Is a Seller Required to Make Repairs After an Inspection?
Generally speaking, no.
In Washington State, a seller typically isn’t required to complete repairs simply because a buyer’s home inspector identifies something wrong with the property.
A home inspection gives the buyer an opportunity to evaluate the property’s condition. It doesn’t automatically create an obligation for the seller to fix everything discovered.
However, the specific purchase and sale agreement matters.
If a seller has already agreed in writing to complete certain repairs, or if another contractual obligation applies, that’s a different situation.
But when we’re talking about an ordinary inspection negotiation, the seller can generally accept, reject, or counter the buyer’s requests.
And that’s where things get interesting.
What Can a Buyer Do if the Seller Refuses Repairs?
Depending on the inspection contingency and where the transaction stands, a buyer may have several options.
They might decide to purchase the home in its existing condition.
They could propose a different solution, such as a closing cost credit or price adjustment.
Or they may have the contractual right to terminate the purchase and sale agreement.
The important thing is understanding the deadlines and terms of the inspection contingency.
In Washington, buyers commonly use an inspection contingency addendum that establishes specific procedures for reviewing the property and responding to the findings.
If those deadlines are missed, the buyer could lose important contractual protections.
That’s why I believe inspection negotiations should be handled carefully rather than emotionally.
Not Every Inspection Finding Is a Major Problem
One thing I think buyers should understand is that a home inspection report can be overwhelming.
An inspector might identify dozens of items throughout the property.
Some could be minor maintenance recommendations.
Others might involve larger concerns that deserve further evaluation.
For example, there’s a difference between a loose bathroom fixture and evidence of significant water intrusion in a crawl space.
I wouldn’t approach those two issues the same way.
When reviewing an inspection report, I think it’s important to separate ordinary maintenance from potentially expensive repairs or conditions affecting the home’s safety, function, or long-term value.
Just because something appears in an inspection report doesn’t necessarily mean it should become a major negotiation point.
What if the Inspection Finds Something Expensive?
Let’s say you’re purchasing a home in Snohomish County and the inspection identifies a roofing issue.
The inspector recommends further evaluation by a qualified roofing contractor.
After getting an estimate, you discover the necessary work could cost $15,000.
That’s a different conversation than asking a seller to replace a few inexpensive fixtures.
In this situation, I would want to understand several things.
Was the condition visible or disclosed before the offer?
Was the home priced with its existing condition in mind?
Does the issue affect the buyer’s ability to obtain financing or insurance?
And most importantly, what does the buyer’s contract allow them to do?
Those details can significantly influence how I would approach the negotiation.
Can a Buyer Ask for a Closing Cost Credit Instead?
Yes, a closing cost credit can sometimes be a practical alternative to requesting repairs.
Instead of asking the seller to hire a contractor and complete the work before closing, the buyer may propose a seller-paid credit toward allowable closing costs.
For example, imagine an inspection identifies several issues and the buyer would prefer to handle the work after purchasing the property.
Rather than requiring the seller to coordinate repairs, the parties might negotiate a $7,500 credit toward the buyer’s closing costs.
That could help the buyer preserve cash for repairs after closing.
However, seller credits are subject to lender requirements, loan program limitations, and the buyer’s actual allowable closing costs.
A credit isn’t automatically cash that the buyer receives after closing, and it may not resolve a property condition that the lender requires to be corrected.
That’s why I like to involve the buyer’s lender before finalizing this type of agreement.
What if the Seller Offers to Reduce the Purchase Price?
A price reduction is another possible solution.
Let’s say a home is under contract for $650,000 and the buyer discovers an issue that will require additional expenses.
The seller might agree to reduce the purchase price rather than complete repairs.
That sounds appealing, but there’s something buyers should understand.
A $10,000 reduction in purchase price doesn’t necessarily mean the buyer has an additional $10,000 available to pay a contractor.
For a financed purchase, the immediate cash savings could be considerably smaller because much of the price reduction affects the loan balance.
Depending on the circumstances, a closing cost credit might provide more immediate financial flexibility.
Neither option is automatically better.
It depends on the buyer’s financing, cash reserves, and the nature of the repairs.
Can the Buyer Walk Away and Get Their Earnest Money Back?
Potentially, yes.
If the buyer has an applicable inspection contingency and properly exercises their termination rights within the required contractual deadlines, they may be entitled to a return of their earnest money.
But I would never tell a buyer that they can automatically cancel any transaction after an inspection.
Every purchase and sale agreement needs to be reviewed individually.
The buyer’s rights can change depending on whether the inspection contingency is still active, whether it was waived, and whether the buyer has already agreed to move forward.
Missing a contractual deadline can create serious consequences.
If there’s uncertainty about the buyer’s termination rights or earnest money, the parties should obtain appropriate legal advice.
What if the Buyer Already Waived the Inspection Contingency?
This is an important distinction.
In competitive real estate markets, some buyers choose to waive their inspection contingency when submitting an offer.
That can make an offer more attractive to a seller, but it also changes the buyer’s contractual protections.
If the buyer has already waived the inspection contingency, they generally cannot rely on that waived contingency to demand repairs or terminate the agreement.
Other contractual rights or legal issues could still apply, but those need to be evaluated separately.
I think buyers should fully understand the risks before waiving an inspection contingency, especially when purchasing an older home or a property with visible concerns.
Winning the house is one thing.
Understanding what you’re purchasing is another.
What Should a Seller Do When a Buyer Requests Repairs?
Now let’s look at this from the seller’s perspective.
Imagine you’ve spent weeks preparing your home for the market.
You’ve handled the cleaning, photography, showings, and negotiations.
You finally accept an offer.
Then the buyer sends over a repair request asking for several thousand dollars in improvements.
I understand why that can be frustrating.
But I also think sellers need to look at the bigger picture.
Before rejecting a request, I would consider the seriousness of the findings, the cost of addressing them, and how those issues could affect future buyers.
For example, if a buyer discovers an active leak that needs professional attention, that issue may not simply disappear if the current transaction falls apart.
Depending on what the seller learns, it could also affect future disclosure obligations.
Sometimes negotiating a reasonable solution is better than returning to the market and potentially dealing with the same issue again.
Other times, the seller may have good reasons to decline the request.
The right decision depends on the property and the transaction.
Does Selling a House As-Is Mean the Buyer Can’t Ask for Repairs?
Not necessarily.
This is something I think both buyers and sellers misunderstand.
When a property is advertised as being sold as-is, the seller is communicating that they don’t intend to make repairs.
But that doesn’t automatically eliminate a buyer’s inspection rights if the purchase agreement includes an applicable inspection contingency.
A buyer may still be able to inspect the property, request changes, or exercise contractual termination rights.
The seller may simply decline to negotiate.
And an as-is sale doesn’t automatically eliminate applicable seller disclosure obligations or liability for certain forms of misrepresentation.
The wording of the contract is what matters.
My Approach to Inspection Negotiations in Snohomish County
I’ve worked with transactions involving everything from straightforward home inspections to properties with more complicated conditions.
And something I think is important is understanding the difference between an actual problem and a negotiation opportunity.
Not every issue needs to become a confrontation.
If I’m representing a buyer, I want to understand the property’s condition, the potential cost of the findings, and whether the purchase still makes sense for that client.
If I’m representing a seller, I want to understand which requests are reasonable, what the contract requires, and whether negotiating could help protect the transaction.
I don’t believe every inspection request should automatically be accepted.
And I don’t believe every seller should automatically reject requests just because the property was listed in its existing condition.
Every situation deserves its own evaluation.
The goal is to help my clients make informed decisions without creating unnecessary complications.
What Happens if the Buyer and Seller Can’t Reach an Agreement?
Sometimes the parties simply can’t find common ground.
The buyer might believe the inspection findings justify a substantial credit.
The seller might believe the home was already priced appropriately.
Neither side may be willing to compromise.
At that point, the next steps depend on the contract and the status of the buyer’s contingencies.
A properly protected buyer may have the option to terminate.
A buyer who has waived or lost their inspection protections may face a very different situation.
And if the transaction falls apart, the seller may need to decide whether to address the condition before putting the property back on the market.
That’s why I think the inspection period is one of the most important parts of a real estate transaction.
It’s not just about identifying repairs.
It’s about determining whether the buyer and seller can move forward under terms that work for both parties.
Final Thoughts From a Lake Stevens Real Estate Broker
I was born and raised in Lake Stevens, and I’ve seen how different properties throughout Snohomish County can be.
An older home in Snohomish might present entirely different inspection considerations than a newer home in Lake Stevens or a rural property outside Monroe.
There isn’t one approach that works for every situation.
What matters is understanding the property, the contract, and the options available before making a decision.
If you’re buying a home, don’t assume every inspection finding means the seller needs to pay for repairs.
And if you’re selling, don’t assume every repair request is unreasonable.
Sometimes a relatively small compromise can help both parties reach the closing table.
Other times, walking away may be the better decision if the contract allows it.
The key is knowing the difference.
Buying or Selling a Home in Snohomish County?
If you’re buying or selling in Lake Stevens, Snohomish, Everett, Marysville, Monroe, or the surrounding communities, having someone who understands inspection negotiations can make a meaningful difference.
My goal is to help clients understand their options, evaluate the property, and navigate the transaction with confidence.
By Taylor Stefani | Lake Stevens Native and Local Real Estate Broker
