The short answer
After you accept an offer, the buyer usually has a home inspection within about seven to ten days and may ask for repairs or a credit. You can agree, offer a credit or price reduction instead, or decline. If the buyer’s loan requires an appraisal and it comes in below the price, you can renegotiate, the buyer can cover the gap, or you can challenge the valuation with better comparable sales.
Disclose what you know up front. An issue shared early costs far less than one found at inspection.
What do home inspectors look for?
A general inspection covers the roof, foundation and structure, electrical system, plumbing, heating and cooling, water heater, windows, doors, attic and built-in appliances. Inspectors look for safety hazards, systems near the end of their life and signs of water damage. Buyers may add specialist inspections for the sewer line, termites and other wood-destroying pests, radon, mold or the pool.
How do I prepare for the buyer’s home inspection?
- Leave access to the attic, crawl space, electrical panel, water heater and HVAC
- Replace dead bulbs and smoke-detector batteries
- Leave utilities on and pilot lights lit
- Have service records and receipts for major repairs ready
- Plan to be out of the house for two to four hours
Do I have to make repairs the buyer asks for?
No. Repair requests are a negotiation. You can:
- Agree and have the work done by licensed contractors, with receipts for the buyer
- Offer a credit at closing so the buyer handles the repairs – often simpler for both sides
- Reduce the price
- Decline, which may lead the buyer to cancel if they are still within their inspection period
Focus on safety issues and anything the buyer’s lender requires. Cosmetic requests are easier to push back on.
What do I have to disclose when selling a house?
Most states require sellers to disclose known material defects – for example past water damage, roof leaks, foundation problems or unpermitted work – usually on a state disclosure form. Homes built before 1978 also require a federal lead-based paint disclosure. Disclose what you know up front; an issue shared early costs far less than one discovered at inspection, and failing to disclose can expose you to legal claims after closing.
What happens if my home appraises below the sale price?
The buyer’s lender will lend based on the lower appraised value, which leaves a gap. Your options are to:
- Reduce the price to the appraised value
- Have the buyer pay the difference in cash, if they are able to
- Split the difference
- Request a reconsideration of value with comparable sales the appraiser missed
If the buyer has an appraisal contingency and you cannot agree, they may be able to cancel.
Common questions
Should I be home during the inspection?
No. Buyers and inspectors work more freely when the seller is away, and it avoids awkward conversations about issues that come up.
Can a buyer back out after the inspection?
Yes, if they are still within the inspection contingency period set by the contract. After that deadline, cancelling usually puts their earnest money at risk.
How long does an appraisal take?
The visit usually takes under an hour. The report typically arrives within a few days to two weeks, depending on how busy local appraisers are.
Can I be at the appraisal?
You or I can meet the appraiser and provide a list of recent updates and relevant comparable sales. We cannot pressure the appraiser, but good information helps.
Keep the deal together
I help you judge which requests are reasonable, negotiate repairs and credits, and keep every deadline on track. Once inspections and the appraisal are resolved, it is on to closing.