How Do I Negotiate Repairs After a Home Inspection in San Diego?

The Inspection Is Not the End — It Is the Beginning of Negotiation

Receiving a detailed home inspection report with 40 items listed can feel alarming — but experienced San Diego buyers and agents know that virtually every home has inspection findings. The skill is knowing which items are worth negotiating and which are routine maintenance items you should simply plan to address after you move in.

What Is Worth Negotiating

• Safety issues: Electrical hazards, gas leaks, carbon monoxide concerns, missing smoke detectors — always address
• Major systems: Failing HVAC, compromised roof, non-functional plumbing or electrical panels
• Active water intrusion or mold: Requires remediation and potential structural investigation
• Structural issues: Foundation cracks, framing damage, significant pest damage
• Undisclosed defects: Issues the seller knew about and did not disclose are the strongest negotiating grounds

What Is NOT Worth Negotiating

• Normal wear and tear: Minor cosmetic issues, small cracks, dated fixtures
• Items visible during showing: The buyer accepted these conditions when they made their offer
• Minor maintenance items: Caulking, weatherstripping, cleaning of gutters
• Items already reflected in the purchase price: If you bought a fixer at a discounted price, cosmetic issues are expected

How to Submit a Request for Repair

In California, repair requests are submitted on the Request for Repair (RR) form. The buyer specifies either a request for specific repairs to be completed by a licensed contractor before close of escrow, or a credit toward closing costs in lieu of repairs, or a combination of both. Your buyer's agent manages this negotiation process.

Credit vs. Repair: Which Is Better?

In most cases, a credit at close of escrow is preferable to asking the seller to manage repairs. Seller-completed repairs are often done at the minimum quality level with the cheapest contractor available. A credit gives you control over how the work is done and by whom. The exception is items that a lender requires to be fixed before funding the loan — for these, completion before close may be mandatory.

Related Reading on RiederHomes.com:

→ Blog #73: Home Inspections

→ Blog #89: Contingencies Explained

→ Blog #86: Making an Offer

→ Blog #97: Credit vs. Repair

— Mance Rieder, Broker Associate | Rieder Homes Group | REAL Broker | riederhomes.com | 858-295-0556