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Do Sellers Fix Everything on Home Inspections? What Buyers Should Expect

When buying a home, the home inspection is one of the most critical steps in the process. It provides insight into the actual condition of the property, from minor cosmetic concerns to serious structural or safety issues. This step often raises a critical question for buyers: do sellers fix everything on home inspections?

The answer isn’t as straightforward as many hope. While sellers might address major problems that threaten the sale or create safety concerns, they are under no obligation to fix every single issue that comes up. Knowing what sellers typically handle—and how to negotiate repairs effectively—can help buyers move forward with greater confidence.

Do Sellers Usually Fix Everything on Home Inspections?

What Sellers Are Most Likely to Fix

Sellers are generally more willing to take care of issues that could disrupt the sale, put buyers at risk, or become a legal liability. These problems are often seen as deal-breakers and tend to include safety-related concerns and problems with critical systems.

Safety Hazards and Health Risks

Issues that endanger occupants—like exposed wiring, gas leaks, active mold growth, pest infestations, or structural weaknesses—are often addressed quickly by sellers. These problems not only present immediate danger but could also lead to legal trouble if left unresolved. Most buyers won’t proceed without these being corrected, and sellers typically understand the importance of making repairs to keep the transaction on track.

Code Violations and Permitting Issues

When inspection findings reveal work that wasn’t completed to code or permits that were never obtained, sellers are more likely to take corrective action. Homes with code violations may not meet lender requirements, and unpermitted work can present legal and resale challenges. To avoid delays in closing or failed financing, sellers are often motivated to resolve these issues.

Roof, Plumbing, and Major System Failures

Water damage, leaky roofs, clogged drains, or failing HVAC systems can be costly and have serious consequences if ignored. These types of repairs are typically taken seriously by sellers, as they could create long-term problems for the home and discourage buyers from moving forward.

Outdated or Non-Functional Electrical Systems

A home with outdated wiring, overloaded panels, or non-working outlets can create fire hazards or fail to meet modern standards. Sellers often recognize the importance of fixing these issues before closing.

What Sellers Often Decline to Repair

While some repairs are considered essential, others fall into more negotiable territory—or are outright denied. Buyers should be prepared to take on some items themselves, especially if they don’t affect the safety or structure of the home.

Cosmetic Flaws and Aesthetic Issues

Sellers rarely agree to fix purely cosmetic concerns. Scuffed floors, peeling paint, loose doorknobs, or faded cabinetry are generally considered the buyer’s responsibility. These items don’t affect the livability of the home, and most sellers expect buyers to overlook or handle these after closing.

Aging Systems That Still Function

It’s common to encounter older appliances, HVAC systems, or water heaters that are still operational but nearing the end of their lifespan. Sellers usually won’t replace these items unless they’ve completely failed. If they’re functional—even if dated—they’re often sold as-is.

Disclosed Conditions

If a seller disclosed an issue in advance, such as a non-working fireplace or a leaking roof, they are less likely to fix it. In many cases, these conditions were factored into the price of the home, and the seller may not be open to further concessions.

Landscaping and Curb Appeal

Sellers usually draw the line at requests involving yardwork or curb appeal unless there’s a safety issue like a dead tree threatening the structure. Cosmetic concerns related to the lawn, plants, fencing, or exterior aesthetics are typically not considered negotiable.

Negotiating Repairs After the Home Inspection

Because sellers don’t fix everything on home inspections, buyers must approach the negotiation process strategically. Understanding how to prioritize your requests and what alternatives are available can help both sides reach a satisfactory agreement.

Focus on Major Issues First

It’s best to direct your attention to items that affect the safety, structural integrity, or functionality of the home. Creating a long list of every minor issue may cause the seller to reject the request altogether or delay negotiations. Emphasize what matters most and be willing to compromise on minor problems.

Consider Asking for Credits Instead of Repairs

Many sellers prefer to offer a credit at closing instead of handling the repair work themselves. This allows buyers to hire their own contractors, oversee the repairs, and ensure quality. It can also streamline the transaction by avoiding last-minute construction delays.

Support Your Requests with Estimates

Providing contractor estimates can help justify your repair requests. This shows the seller you’ve done your homework and gives them a realistic sense of the cost. It also helps prevent disputes over what’s considered “reasonable” during negotiations.

Be Prepared to Walk Away

If critical repairs are needed and the seller refuses to make them or offer compensation, it might be best to walk away. No home is perfect, but if the necessary repairs are too expensive or too risky, continuing with the deal may not be worth it.

So, Do Sellers Fix Everything on Home Inspections?

The short answer remains the same—no, sellers don’t fix everything on home inspections. However, that doesn’t mean you’re on your own. Most sellers are willing to make reasonable repairs that protect the integrity of the home or are necessary to close the sale. By understanding what’s commonly fixed, how to prioritize your repair requests, and when to negotiate or move on, you can confidently navigate this critical phase of your home purchase.

If you’re in Southern California—including Orange County, Los Angeles, Riverside, San Bernardino, or San Diego—Signature Home Inspection is here to support you. Our experienced inspectors deliver detailed, unbiased reports to help you make informed decisions and negotiate effectively.

Contact Signature Home Inspection today to schedule your inspection and get the clarity you need before closing.