How to Handle Home Inspection Requests Like a Pro Seller (Without Losing Your Cool)

Selling your home is like dating — you’ve put in all this effort to make it look its best, and now you’re hoping to find someone who loves it as much as you do. But just like any good relationship, honesty and compromise are key. Enter: the home inspection.

When your buyer’s inspector comes back with a laundry list of "concerns," it’s easy to feel defensive. But don’t worry—this is a normal part of the process, and how you handle it can make or break your deal. Here’s some advice to help you navigate those requests like a pro.

Step 1: Keep Good Records (Your Future Self Will Thank You!)

Start by gathering any documentation about repairs or upgrades you’ve done over the years. New roof? Show that receipt! Replaced the HVAC system? Dig up that warranty. These records can help address some buyer concerns immediately and show that you’ve taken care of your home.

If the buyer sees that you’ve been proactive, they’ll be less likely to assume the worst when an issue pops up. Plus, having solid documentation can help you negotiate more effectively. No one can argue with a $10,000 invoice for that sewer line repair.

Step 2: Be Forthcoming About What You Know

Pennsylvania’s real estate law requires sellers to disclose any material defects that you’re aware of, like a leaky basement or electrical issues. You’ll fill out a Seller’s Property Disclosure Statement as part of the listing process, but this is your chance to be thorough.

Transparency is your friend. If the buyer finds out you’ve been hiding something (and trust me, their inspector is basically Sherlock Holmes), it’ll make them question everything else. That’s not the vibe you want. Be upfront, even about the little things. Did you spill red wine under the fridge in 2015? Okay, maybe they don’t need to know that. But if you’ve had recurring plumbing issues, put it out there.

Step 3: Leave Your Ego at the Door

This is a big one. When a buyer sends over a list of inspection requests, it can feel like a personal attack on the house you’ve loved and cared for. But it’s not personal; it’s business. Take a deep breath and remember that the buyer isn’t nitpicking to be difficult—they just want to feel confident about their purchase.

Instead of getting defensive, focus on the bigger picture: You want to sell your house, and they want to buy it. Everyone wins when you keep the lines of communication open. Pick your battles and aim for solutions that work for both sides. Is the buyer asking for $500 to fix a cracked window? That’s a lot cheaper than relisting the house and waiting for another buyer.

Step 4: Maintain Trust and Keep the Buyer Engaged

Once trust is lost, it’s hard to get it back. If the buyer starts feeling like you’re hiding things or refusing to cooperate, they might start looking for reasons to back out.

Instead, show that you’re willing to work with them. Maybe you agree to fix a few major items, offer a credit at closing for smaller repairs, or split the cost of an issue. These gestures can go a long way in keeping the buyer happy and moving the deal forward. Remember, the goal isn’t to "win" the negotiation; it’s to close the deal.

A Quick Note on "As-Is" Sales

If you’re selling your home "as-is," it means you’re not willing to make any repairs. However, this doesn’t mean you’re off the hook for disclosure. Pennsylvania law still requires you to disclose any known material defects. Buyers might still try to negotiate after the inspection, so be prepared for those conversations.

A Little Humor to Keep You Sane

Let’s be real: Every house has quirks. Maybe your upstairs toilet screams like a banshee when you flush it, or your garage door has a mind of its own. The inspection process isn’t about achieving perfection; it’s about making sure the buyer knows what they’re getting into. Think of it like meeting the in-laws—a little awkward, but necessary for the relationship to move forward.

Final Thoughts

Handling inspection requests doesn’t have to be stressful. By keeping good records, being upfront, staying level-headed, and working with the buyer, you can navigate this step of the process smoothly and keep your deal on track. And remember, at the end of the day, the goal is to hand off your home to someone who’ll love it as much as you have.

As a REALTOR with over 20 years of experience, I specialize in helping sellers like you navigate the complexities of real estate transactions in historic Delaware County, with a focus on Wallingford, Media, and Swarthmore, PA. If you’re thinking about selling or just want some expert advice, feel free to reach out to me! And don’t forget to subscribe to my newsletter for more tips and insights into the local real estate market.