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How to Respond to a Home Inspection: What to Ask For and When

The inspection response is a negotiation, not a punch list. A well-executed inspection response closes deals with full buyer protection. A poorly executed one kills deals over items neither party actually cared about.

Categorising Inspection Findings

Before writing the inspection response, categorise every finding into three buckets: (1) Material and addressable: defects with meaningful dollar value that the seller has a reasonable obligation to address. HVAC system at end of life, roof with limited remaining life, structural issues, water intrusion, electrical safety violations. These form the core of the inspection request. (2) Normal wear, age-appropriate, and non-material: caulk gaps, minor settlement cracks, worn weather stripping, aging appliances still functional. Requesting these signals an inexperienced buyer and weakens the material requests. Do not include them. (3) Cosmetic and easily remediated: paint touch-ups, minor landscaping, cosmetic tile cracks. If priced appropriately in the offer, these are already accounted for. Not worth the friction.

The Luxury Inspection Hierarchy: What to Fight For

At $1M+, the dollar amounts of defects are larger and the list of systems is longer. The hierarchy by financial significance: (1) Structural defects ($50K–$500K+): foundation issues, major framing problems, seawall failure (waterfront). These are go/no-go items — either the seller addresses or the buyer exits. (2) Mechanical systems ($20K–$100K+): HVAC (especially multi-zone), pool systems, elevator, generators, electrical panels. Request credits equal to verified contractor estimates. (3) Roof and envelope ($30K–$150K+): specialty roofing (cedar shake, slate, copper) is expensive. Remaining useful life assessment from a roofing specialist before the inspection response is critical. (4) Smart home and AV systems ($15K–$80K+): proprietary systems with limited service networks. Request documentation of system functionality and service contract transfer. (5) Water intrusion evidence: any evidence of water intrusion — staining, swelling, mould — requires further investigation before accepting.

How to Write the Inspection Response

A well-structured inspection response: (1) Lead with documented cost estimates: include contractor estimates for every requested item, not inspector rough estimates. Sellers take itemised, documented requests more seriously than general numbers. (2) Limit the list: 5–10 material items maximum. A 40-item response signals a buyer looking for an exit, not a closing. The seller becomes defensive and the negotiation stalls. (3) Specify the preferred remedy: credit, required repair, or escrow holdback — and why. (4) Set a response deadline: 3–5 business days. Open-ended inspection responses create timeline uncertainty that can push past the inspection period. (5) Prepare a fallback position: before submitting, know your counter if the seller declines. Reduced credit amount? Accept certain items as-is? Exit? The specialist prepares this before the first response.

Luxury-Specific: Specialist Inspectors and Their Reports

A luxury inspection response is stronger when supported by specialist inspector reports beyond the general home inspection: (1) Structural engineer: for any structural finding in the general inspection. Engineer reports are more authoritative for requesting seller concessions. (2) HVAC specialist: for multi-zone systems, cost estimates and remaining life assessments from a specialist carry more weight than general inspector estimates. (3) Pool and spa specialist: general inspectors often miss complex pool automation defects. (4) Roofing specialist: for specialty roofing materials (copper, slate, cedar). A specialist report with a specific remaining life estimate and repair cost is the most effective foundation for a credit request. See also: New construction phase inspections ›.

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Frequently Asked Questions

What should I include in my inspection response?

5–10 material items with documented contractor cost estimates. No cosmetic items, no normal wear, no items not worth the negotiation friction. Specify the preferred remedy for each item: credit, required repair, or escrow holdback.

How long should I wait before sending the inspection response?

2–5 business days after the inspection to obtain contractor estimates and specialty inspector reports. Don’t send the response the day after the inspection without documentation.

What happens if the seller rejects all of my inspection requests?

You can: counter with a reduced request, accept the property as-is (proceed to closing), or exercise the inspection contingency exit and cancel with earnest money returned. The seller’s rejection during the inspection period preserves the buyer’s right to cancel.

Should I get a second opinion after inspection?

Yes for any material finding. A structural engineer report for structural issues, an HVAC specialist estimate for HVAC defects, a roofing specialist for roof conditions. Specialist reports are more authoritative and support stronger, more credible inspection responses.