KeptGuides
Home inspection guides for buyers and buyer's agents.
Guides for buyers and buyer's agents working inside the inspection contingency window: what a finding means, what it costs, and how to ask for it before the window closes.
Negotiating after the inspection
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Biggest home inspection red flags and what they cost
Foundation movement, water, a failing roof or sewer line, old panels, aluminum wiring and radon: why each matters and what most of them cost to fix.
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Can you back out after a home inspection?
Usually yes, if your contract has an inspection contingency and you act before the deadline. What happens to your earnest money, and when to walk.
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Home inspection repair list: a checklist for buyers
Mark every finding ask, leave off, or specialist first, then attach a page, a photo and a price. A system-by-system repair list you can send in time.
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Home repair estimate template for home buyers (free)
One row per inspection finding: page, trade, scope, a low and high cost, and what to ask the seller for. Copy it into Google Sheets and fill it in.
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Seller credit for repairs: how it works at closing
A repair credit pays your closing costs, not your contractor. It shows on page 3 of your Closing Disclosure and can't exceed your costs or loan cap.
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How long after the home inspection is closing?
Usually a few weeks. Closing tends to land two to four weeks after the appraisal, once title and underwriting finish and repairs are settled.
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How to get repair estimates during the inspection period
Book quotes on the big systems this week, price every smaller line in one pass, and have real numbers before your inspection window closes.
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How to read a home inspection report
Start with the summary, pull out safety, water, structure and major-system findings, skip the maintenance notes, then price what's left.
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Repair addendum after a home inspection: what goes in it
A repair addendum lists what you want fixed, credited, or cut from the price. Give every line a scope, a trade, and a dollar figure.
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Repairs vs. credit vs. price reduction: which to pick
A credit usually wins: more cash at closing and your own contractor. Ask for repairs your lender requires, a price cut if the appraisal is low.
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Seller credit vs. price reduction: which is better?
A seller credit cuts your cash to close dollar for dollar. A price cut lowers your loan and payment. Credits usually win unless you hit a lender cap.
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Should you send the inspection report to the seller?
Usually send only the pages that back each repair request, plus a priced list. The seller doesn't get the report automatically.
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When to walk away after a home inspection
Walk away when a big repair can't be priced before your deadline, or the seller won't cover a known cost you can't absorb. The rest is negotiable.
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Seller offering a home warranty instead of repairs?
A seller offering a home warranty is not offering a repair. Plans commonly exclude pre-existing problems and cap payouts. Ask for a credit instead.
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Final walkthrough checklist before closing: repairs first
Check every repair the seller agreed to, then run each system and fixture. What to do on the spot if something is wrong or unfinished.
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Home inspection checklist for buyers
What a home inspector covers, what a standard inspection skips, and which report lines to get priced before your deadline. Copy it and check it off.
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Information-only inspection: what it means for buyers
An inspection for informational purposes only gets you the report but no repair requests. When you can still cancel, and how to price what it finds.
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Asking the seller to replace a roof, HVAC or water heater
You can ask. Tie it to the report's words and a written bid. What a new roof, HVAC system or water heater costs, and what to do if the seller says no.
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Average repair costs after a home inspection
National averages run from $624 for gutters to $12,000 for a new HVAC system. A sample 27-finding report priced out at $13,760. Price yours first.
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Home inspection came back bad? What to do, in order
Send gas, electrical and structural findings to a licensed specialist first, then price every line. The total tells you what to ask the seller for.
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Am I asking for too much after a home inspection?
Length isn't the problem, padding is. Keep safety, health and structural lines, cut what you knew before your offer, and put a price on every line.
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Major vs. minor inspection issues: red flags vs. cosmetic
Safety, water, structural and dead-system issues are major. Get a specialist on those before your deadline and leave cosmetic items off your request.
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Negotiating repairs after inspection in a seller's market
In a seller's market, ask for less and price every line you ask for. Which findings to keep, which to drop, and what to do if the seller says no.
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Home re-inspection after repairs: when, cost, who pays
Book one if a seller's repair touches safety, water or a major system. Small jobs can pass on invoice and photos. Many inspectors charge $100 to $300.
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Seller not willing to negotiate after inspection? 5 moves
Seller refuses repairs? 5 moves: a closing-cost credit, a safety-only list, a closing-date trade, taking the house as-is, or walking away in time.
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What happens after a home inspection for the buyer
Send safety items to a specialist, price the rest, and send one request before your deadline. Closing averages 43 days from an accepted offer.
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Buyer repair request letter template and sample
List each finding, its report section, the fix you want, and a dollar figure with its basis. Copy the blank template or the filled-in sample.
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How to negotiate repairs during due diligence
Price every finding, drop the cosmetic items, and send one written request early enough to leave room for the seller's counter.
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What to ask for after a home inspection
Ask for safety hazards, broken systems, and small problems that grow, each with a dollar figure. Skip cosmetic wear and old parts that still work.
Pricing an inspection report
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ChatGPT on a home inspection report: what to trust
ChatGPT can sort your home inspection report and flag what's normal for the house's age. Don't trust its repair prices; get real bids for big items.
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Inspection report repair estimates: paid vs free vs bids
Pay $79 for line-by-line repair prices you can send the seller, use a free tool for a ballpark, or get contractor bids if you are hiring the work now.
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BINSR repair estimate tools: apps, software and costs
Most free BINSR estimates come from companies that want to sell you the repairs. What each tool costs, how fast it is, and which numbers hold up.
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BOSSCAT review: is the free repair estimate worth it?
BOSSCAT's free estimate takes 1 to 3 business days and arrives as a repair shopping cart. Kept prices every line for $79, usually under 4 hours.
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How Kept prices a repair from your inspection report
Kept prices each finding from trade wages, materials, and local tax, not a flat guess. A memo on your full report costs $79, usually under 4 hours.
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Repair Pricer alternatives: 7 options for home buyers
Kept is the best Repair Pricer alternative on a deadline: $79 per memo, usually under 4 hours. Six more options, with price, speed and the catch.
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Repair Pricer review: cost, refunds and a faster option
Repair Pricer costs $79.99 to $109.99, takes up to 24 hours, and generally offers no refunds. Kept prices every line for $79, usually under 4 hours.
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Repair Pricer vs BOSSCAT: which is better for a buyer?
Repair Pricer costs $79.99 or more with no refunds. BOSSCAT is free but takes 1 to 3 business days. Kept is $79, usually under 4 hours.
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Spectora Repair Request Builder: how to use it
How to build a repair request in Spectora in 10 steps, what the builder can't do, and where to get a real price for every credit you type in.
Specialist inspections and quotes
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Level 2 chimney inspection when buying a house
Your home inspector isn't required to look inside the flue. When to book a Level 2 chimney inspection, what it costs, and what it lets you ask for.
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Engineer letter for foundation repair before you buy
The engineer letter proves foundation repairs were done and accepted. When to ask the seller for one, what it should say, and what your lender does.
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Further evaluation recommended on a home inspection
Your inspector found something a specialist has to diagnose. Book that trade now and get their findings in writing before your inspection deadline.
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Mold inspection before buying a house
Your home inspector doesn't test for mold. When to book a mold inspector, what it costs, how long results take, and what to ask the seller for.
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New construction pre-drywall inspection for buyers
Book a pre-drywall inspection while the walls are open and a full one before closing. What each checks, what it costs, what to ask the builder for.
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Does a home inspector check plumbing?
Your home inspector runs water and flushes toilets, but skips the sewer line, water quality and gas leaks. When to call a plumber and what it costs.
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Structural engineer inspection before buying a house
Book a structural engineer when your inspector flags foundation movement. What it costs, when the report comes, and what it lets you ask for.
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Stucco inspection cost before buying a house
A stucco inspection can run $400 for a surface check to $1,500 or more for a probe test that reads moisture behind the wall your inspector skips.
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Thermal imaging on a home inspection: cost and value
Thermal imaging can add $50 to $200 to a home inspection; many inspectors include it. What it finds, what it misses, and how to use a flagged spot.
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HVAC inspection before buying a house
Book an HVAC technician when your report flags an old, untested or unopened furnace or air conditioner. What it costs, how long, what to ask for.
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How much does a home inspection cost?
Most buyers pay $296 to $425 for a standard home inspection. Size, age, location and add-ons like radon, sewer scope and termite checks set your total.
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Is a sewer scope inspection worth it?
Usually, yes. A standard home inspection skips the buried sewer line. When to book a scope, what it can cost, and what to ask the seller for.
Electrical findings
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Zinsco panel replacement cost, and is it dangerous?
A Zinsco panel swap runs $1,500 to $4,000 nationally; a San Diego contractor quotes $9,000 to $18,000. Its breakers can fail to trip, so get a bid.
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Are double-tapped breakers dangerous? Fix and cost
Yes, it's a real fire risk, but usually a small fix. Most double-tap repairs run $100 to $300. A subpanel, if the panel is full, runs $800 to $2,000+.
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Do all Federal Pacific panels need to be replaced?
Not all, but plan to replace one with Stab-Lok breakers. Expect about $1,300 for a basic swap to $7,500 or more for a full 200A upgrade.
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Cost to upgrade 60 amp service or replace a fuse box
$1,300 to $3,000 covers the panel and 200-amp work; conductors and a meter base add more. One NC electrician quotes a full upgrade at $4,000 to $8,000.
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CSST gas line bonding cost: what to ask the seller
What CSST gas line bonding costs, more if grounding needs repair, whether black CSST needs it, how to tell if yours is bonded, and what to ask for.
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Electrical problems found during home inspection
18 electrical findings from a home inspection report, what a primary source says about each, and what each costs to fix. Start with the hazard rows.
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Do all breakers need to be AFCI?
No. AFCI rules cover named rooms, and your local code edition sets the list. What a missing-AFCI finding means, what it costs, and what to ask for.
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No main disconnect on an inspection report: what to do
No main breaker usually means a split-bus panel or a subpanel. Have a licensed electrician count the shutoffs and price the fix before your deadline.
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Overfused breaker on an inspection report: risk and cost
An overfused breaker is rated above its wire, so the wire can overheat. A swap can run $319 to $382, plus any rewiring. Ask the seller for the bid.
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How much does it cost to fix a reverse polarity outlet?
Often a $100 to $200 service call if the swap is at the outlet, more if the circuit needs tracing. Plus GFCI and open box findings on your report.
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Where should neutral and ground be bonded?
Only at the main disconnect. A subpanel with neutral and ground tied together is usually miswired. Get an electrician's bid before your deadline.
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Pushmatic panel replacement cost when buying a house
Why inspectors flag Bulldog Pushmatic panels, what replacement costs by scope, and what to ask the seller for before your inspection deadline.
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Challenger electrical panel replacement cost
Inspectors advise replacing a Challenger panel. The 1988 recall covered only some breakers, so get an electrician's bid and ask the seller for it.
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Rust in an electrical panel: how bad, and what it costs
Rust means moisture reached the panel and can lead to fire or electrocution. A 200-amp panel runs $1,300 to $3,000 nationally; get an electrician's bid.
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Should you buy a house with cloth wiring?
Cloth wiring is judged by its insulation's condition. Get an electrician's written answer and bid before your deadline, then ask the seller to cover it.
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Should I buy a house with ungrounded outlets?
Ungrounded and two-prong outlets are potentially dangerous but fixable. What open ground means, the accepted fixes, cost, and what to ask the seller.
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Knob and tube wiring replacement cost, and is it safe?
Whole job: $12,700 to $27,900 nationally; one local electrician lists $16,000 to $32,000 for the rewire alone. Insulation on the wires is a fire hazard.
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Aluminum wiring on an inspection report: cost to fix
Aluminum wiring is a fire risk at the connections. What pigtailing and a copper rewire cost, and what to ask the seller for before your window closes.
Plumbing findings
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Galvanized pipe replacement cost: PEX, copper, partial
Galvanized pipe corrodes from the inside and does not always need replacing. A full repipe runs $1,500 to $5,000 with one or two bathrooms.
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Does polybutylene pipe need replacing? Cost and time
No code requires replacing polybutylene pipe, but a whole-house repipe runs $2,280 to $5,120 and takes 1 to 5 days. Get a plumber's written quote first.
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Copper pipe pinhole leak repair cost for home buyers
One reachable pinhole leak costs a few hundred dollars to fix, more if a wall comes open. Have a plumber check the rest of the copper.
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Is CPVC pipe bad? What it means on a home inspection
CPVC is code-approved plastic pipe, not a defect. Bad joints and brittle old pipe are the risks. Get a plumber's look before your deadline.
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Gas appliance flex connector on an inspection report
Replace an uncoated brass gas flex line now. A listed connector installed to code is normal. Have a plumber price each before your deadline.
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Plumbing problems found during a home inspection
Gas, sewage and lead come first among plumbing issues on a home inspection. Sewer lines, septic and repipes can run to five figures to fix.
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Missing P-trap on an inspection report: sewer gas, cost
A missing or dry P-trap lets sewer gas into the house. What the smell means, when to leave, what the fix costs, and what to ask the seller for.
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How much does it cost to fix a shower pan leak?
A shower pan leak with water damage can cost $1,500 to $6,000 to fix. Get a plumber's flood or dye test first, then ask the seller for the bid total.
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What is the code for a TPR valve discharge pipe?
Usually full size, gravity drain, no valve, ending within six inches of the floor or over a drain. Plus relief valve, expansion tank and pan costs.
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Buying a house with low water pressure
Your report flags weak flow, not a psi number; get a plumber's gauge reading to find the cause. A regulator swap runs $200 to $656, repiping more.
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Waterlogged well pressure tank: cost and asking a seller
A waterlogged bladder tank can't be repaired, only replaced, often for $800 to $1,800. What it does to the pump and what to ask the seller for.
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Well water test failed for bacteria: what to do
Coliform in a well test means germs may be getting in. Don't drink it unboiled. Ask the seller to fix and disinfect the well and get a clean retest.
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Buying a house with no sump pump: is that a problem?
No sump pump is not a problem by itself. Whether this house needs one depends on its basement, flood risk and soil. A contractor's bid sets your ask.
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Orangeburg pipe replacement cost when buying a house
Orangeburg sewer line fixes can run from $3,000 to line a small job to $30,000 or more to dig up 100 feet. A camera scope shows which one you need.
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House failed septic inspection? What happens next
A failed septic inspection is a finding to price, not the end of the deal. What fails, what the fix costs, and what to ask the seller for.
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Gas sediment trap requirements when buying a house
The model fuel gas code calls for a sediment trap, often called a drip leg, at gas furnaces and water heaters. Missing one? Get a plumber's bid.
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Should you buy a house with lead pipes?
Lead pipes are not a dealbreaker: full replacement runs $1,200 to $12,300, more in some cities. Get a plumber's bid, then ask the seller to cover it.
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How much does it cost to replace an old water heater?
A standard tank water heater runs $650 to $2,500 installed, before code items and permits. Get a plumber's bid and ask the seller for that figure.
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Should you buy a house with cast iron pipes?
Buried cast iron drain pipe is rated 50 to 60 years, as a guideline only. A sewer camera shows its real condition, and a plumber's bid sets your ask.
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Roots or a belly in a sewer line: fixes and costs
Root removal can run $100 to $600. Fixing one belly can cost $1,000 to $5,000 to re-lay it at grade. Get a camera bid before asking the seller.
Roof findings
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Hail damage roof repair cost: what to ask the seller
Hail damage roof repair can cost $300 to $1,500 for a few shingles and far more for a replacement. What to ask the seller before your deadline.
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Delaminated roof sheathing on a home inspection
Delaminated roof sheathing is plywood or OSB coming apart from moisture. An extra sheet at a reroof can run $75 to $150. Ask for a per-sheet credit.
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Flat roof ponding repair cost: what to ask the seller
Water still on a flat roof 48 hours after rain is ponding. What the fix costs by cause, who can price it before your deadline, and what to ask for.
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How much does it cost to repair missing shingles?
A few missing shingles cost $150 to $450 to fix, per a national cost guide. Get a roofer's bid before the deadline.
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Buying a house with moss on the roof: cost and risk
Moss holds water and can lift shingle edges. Removal on a 2,000-square-foot roof runs $400 to $1,200 near Seattle. What to ask the seller for.
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Roof problems found during a home inspection
Roof issues on a home inspection: an active leak, a sag or soft decking come first. Book a roofer before your deadline and price each fix.
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What causes nail pops on a roof, and what to ask for
Mostly heat and cold, which slowly work roofing nails loose. What nail pops on your inspection report mean, what the fix costs, what to ask for.
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Buying a house with a sagging roof
A sagging roof is a structural problem, not a shingle problem. Get the cause named before your deadline, then ask for the repair or its price.
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Skylight leak repair cost: what to ask the seller for
A skylight leak fix can run from $75 for a reseal to $5,300+ for a new unit. Get a roofer's bid on the cause, then ask the seller for that scope.
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Is two layers of shingles bad on a roof?
Two layers run hotter and wear out sooner, and the top layer has no valid shingle warranty. What removing both costs, and what to ask the seller for.
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How much does a wood shake roof cost?
A new wood shake roof can run $11.51 to $15.41 per sq ft. Get a roofer's bid and an insurance quote before your deadline.
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Chimney flashing repair cost after a home inspection
Replacing one chimney's flashing usually runs $325 to $1,400, set mostly by size. A missing kick-out is a smaller job. Price it and ask the seller.
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Water stain on a ceiling in a home inspection: is it bad?
It can be. A ceiling stain shows water got in, not whether the leak is still live. Get a roofer up before your deadline, then ask for both repairs.
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Should I buy a house with a 20-year-old roof?
A 20-year-old roof is at or past the average life home inspectors cite. Get a roofer's call on the years left, then price it into the deal.
Foundation and structure findings
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Termite damage when buying a house: a deal breaker?
Not by itself. It depends where the damage sits and if you can price it. Patches start near $556; one Midwest firm quotes $30,000+ for severe damage.
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Should you buy a house with bats in the attic?
You can, once it's priced. Removal runs $400 to $1,500 for 2 to 50 bats and droppings cleanup $500 to $8,000. Get an excluder's bid first.
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Carpenter ants on a home inspection: what it means
Carpenter ants on an inspection report usually point to wet wood. How serious it is, what treatment and repair cost, and what to ask the seller for.
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Carpenter bee damage repair cost after an inspection
Carpenter bee damage is two jobs: treating the nests and fixing the wood. Get a written bid for each by your deadline and ask the seller for both.
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Conducive conditions for termites on an inspection
Conducive conditions mean termite risk, not termites. Wood, mulch and firewood just need moving; faulty grade and leaks need a contractor's bid.
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Cracked floor tile repair cost on a home inspection
Repairing one cracked floor tile can cost $130 to $500. If the floor dips beside it, have a structural engineer look before anyone prices the tile.
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Cracked flue liner or chimney crown repair cost
Fixing one flue tile runs up to $200; a new liner runs $625 to $7,000. What a cracked liner or crown means and what to ask the seller for.
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Cracked roof truss repair when buying a house
A cracked roof truss gets repaired to a structural engineer's plan. What it costs, who to call before your deadline, and what to ask the seller for.
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Crawl space vapor barrier cost and standing water fix
A crawl space vapor barrier usually costs $1,500 to $4,000 installed. Standing water is a separate, bigger fix. What each costs and what to ask for.
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Cripple wall bracing on a home inspection
Cripple walls carry the house: if they collapse in a quake, so does the home. A typical California retrofit runs $3,000 to $7,000. What to ask for.
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Foundation problems found during a home inspection
Foundation issues like a horizontal crack, a bowing wall or sloping floors point to movement. Book a structural engineer before your deadline.
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House settling repair costs when buying a house
Underpinning a settling foundation with piers can run $10,000 to $40,000. An engineer picks the fix: sealing, slab lifting or piers.
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Leaning chimney repair cost: what to ask the seller for
Leaning chimney repair can run $500 for mortar work to $15,000 or more for a rebuild. Get a written bid before your deadline, then ask the seller.
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Should I buy a house with sloping floors?
Yes, if a structural engineer finds the slope old and stable. If the foundation is still moving, get a repair scope and a bid before you commit.
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Is it illegal not to have a handrail on stairs?
It depends on local code, but the model rule calls for a handrail once stairs have 4 or more risers. Baluster gaps, riser rules, costs, what to ask.
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Temporary support posts in a basement
A jack post under a beam is a temporary fix, not the permanent column your inspector isn't required to judge. Ask an engineer if it must be replaced.
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Can tree roots damage a foundation? A buyer's guide
Roots usually don't crack concrete on their own, but they can dry out clay soil and move into cracks. Who checks it, what it costs, what to ask for.
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How much does wood rot repair cost?
Wood rot repair costs depend on what the rotted wood holds up. Get a contractor to probe it, price the water source too, and ask for the bid total.
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Should I buy a house with powder post beetles?
You can, once a pest control operator confirms whether the beetles are active and how much wood they hit. How to tell, what it costs, what to ask for.
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Bowing basement wall repair cost after an inspection
A typical bowing basement wall costs $2,000 to $7,500 to fix, more for tiebacks or a new wall. What each repair costs and what to ask for.
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Sagging floor joist repair cost when buying a house
Sistering a sagging joist can run $100 to $300 or more per joist. New joists for a whole room can run $5,000 to $20,000. What to ask the seller for.
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Should I buy a house with water in the basement?
Water in the basement is a repair line, not a verdict. Get a waterproofing contractor's written bid before your deadline and ask the seller for it.
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How much does pier and beam foundation repair cost?
Pier and beam repair often costs $3,000 to $9,500. See what each fix costs, who scopes it before your deadline, and what to ask the seller for.
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Is a foundation crack serious? How to tell, and the cost
A vertical hairline crack is usually shrinkage. A horizontal crack or bowing wall means real damage. An engineer's visit runs $400 to $1,500.
Heating and cooling findings
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How much does it cost to replace a flue pipe?
A backdrafting flue can let carbon monoxide in, and rust can mean it isn't drafting. What the fix costs, who finds the cause, and what to ask for.
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Creosote buildup in a fireplace: asking the seller
Creosote is highly combustible. Get a chimney sweep's Level II inspection and bid before your deadline, then ask the seller to cover it.
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Clogged condensate drain line cost: what to ask for
Clearing a clogged AC condensate line runs $75 to $250, but overflow ceiling repair adds $100 to $2,000, mold more. Check the ceiling below the unit.
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How much does ductwork repair cost?
What disconnected, leaking or sweating ducts cost to fix, whether a duct finding is serious, and what to ask the seller for before your deadline.
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HVAC problems found during a home inspection
Gas, flue and heat exchanger findings come first among heating and cooling items on a home inspection. Replacements and tank cleanup cost the most.
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What is combustion air, and why did my report flag it?
Insufficient combustion air means a furnace or water heater can't get enough air to burn fuel, so carbon monoxide can spill in. Vents or ducts fix it.
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Old boiler replacement cost when buying a house
Replacing an old boiler can run $4,290 to $10,070 installed. How to check it before your deadline and what to ask for.
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Does a chimney need a liner? Liner cost for buyers
Treat it as yes: inspectors report an unlined chimney as a defect. A liner can run $625 to $7,000 installed. Ask the seller to line it or credit it.
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What is the wood stove clearance to combustibles?
A wood stove's clearance comes from its own data plate, not one number; the default without a listing is usually 36 inches. Ask an installer.
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Gravity floor furnace on an inspection report
Get a carbon monoxide test and a replacement bid before your deadline. Converting a gravity furnace to forced air can run $5,860 to $15,330.
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Should I buy a house with an underground oil tank?
You can buy a house with a buried oil tank once it passes a leak test. What testing, removal and cleanup cost, and what to ask the seller for.
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Cracked heat exchanger cost: replace or new furnace?
Cracked heat exchanger replacement often costs $1,000 to $3,000 and can reach $5,000. On an older furnace, a new furnace may be the better ask.
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Buying a house with an old AC unit or R-22 system
An old R-22 AC unit can keep running, but its refrigerant is scarce and expensive. Get an HVAC bid on repair and replacement, then ask the seller.
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Should I buy a house with a 20 year old furnace?
Yes, if the deal pays for a new one. A 20 year old furnace is at or near the end of its expected life. Get an HVAC bid and ask for a matching credit.
Exterior findings
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Wet attic insulation on a home inspection: remove it?
Yes. Wet fiberglass and cellulose insulation comes out and gets replaced. What removal and an insulated hatch cost, and what to ask the seller for.
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Should an attic have ventilation?
A vented attic needs balanced intake and exhaust vents. What a blocked soffit or frost finding means, what the fix costs, and what to ask the seller.
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Brick mortar repair after a home inspection
Crumbling mortar gets repointed, often $3 to $15 a square foot, and clogged weep holes get cleared. Get a mason's bid and ask the seller for it.
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Broken garage door spring replacement cost
A broken garage door spring repair can cost $150 to $350 with a pro. Why a technician does it, and what to ask the seller for before your deadline.
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Deck ledger board repair cost when buying a house
Deck ledger board repair can run $2,000 to $7,000. Why a loose ledger is tied to deck collapse, what DCA 6 requires, and what to ask the seller for.
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Should you buy a house with EIFS or stucco?
Stucco and EIFS can hide rot behind a wall that looks fine. Get a probe moisture test before your deadline, then price the repair from the readings.
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Exterior problems found during a home inspection
Stucco moisture, a pulling deck ledger, a leaning wall and a broken garage spring need a specialist first. What siding and window repairs cost.
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Fogged windows on a home inspection: what to ask for
A fogged window has a failed seal and needs new glass or a new window. What each fix costs, and what to ask the seller for.
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Do I need a fire-rated door for my garage?
Not always. Under the model code, a solid wood or steel door or a 20-minute rated one passes if it closes itself. What to ask the seller to fix.
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Are cracks in a garage floor normal?
Usually. Thin level cracks are shrinkage; uneven or growing cracks need a professional look. Injection runs $150 to $500 per crack.
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Missing dishwasher air gap or range anti-tip bracket
A range with no anti-tip bracket can tip and cause burns, so ask the seller to secure it. A missing air gap may be fine where code allows a high loop.
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Leaning retaining wall repair cost after an inspection
Small repairs run $250 to $1,500. Anchoring 40 feet runs $2,400 to $3,200; replacing it, $3,750 to $11,250 nationally, more in Atlanta. Get an engineer.
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Are single pane windows bad? What buyers should ask for
Single pane windows waste energy. Storm windows are the cheaper fix, new windows the bigger one. What each costs and what to ask the seller for.
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Damaged soffit and fascia on an inspection report
Soffit and fascia repair is priced by the foot. Get the rot and its water source priced in writing, then ask the seller for that.
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Why is my vinyl siding buckling? What buyers can do
Vinyl siding buckles when it can't move: tight nails, no gap at trim, or reflected sun. Get a siding bid, then ask the seller for a fix or credit.
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Standing water in the yard on an inspection report: cost
Fixes can run $100 to $300 for downspout extensions and $1,500 to $5,000 for a French drain. Get a contractor's bid and ask the seller for it.
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How much does it cost to fix negative grading?
Regrading soil that slopes toward a house can cost $835 to $3,000 nationally. Ask the seller to fix it, priced by a drainage contractor's bid.
Mold, radon, asbestos and other hazards
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Is asbestos floor tile dangerous?
Asbestos floor tile in good condition is best left alone; damaged tile may release fibers. Removal runs $5 to $15 per sq ft. Test, then ask.
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Buying a house with an asbestos popcorn ceiling
Yes, if it's intact and won't be disturbed. If you'll remodel or it's damaged, test it and ask for removal or a credit matched to a bid.
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Rodents in the attic and other home inspection issues
Rodents in the attic? Get a pest company bid before your deadline, then price the bath fan duct and thin insulation and ask the seller.
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Dryer vent on an inspection report: replacement cost
A dryer vent cleaning can run $100 to $200 and a new vent $192 to $380. See what the report line means, the fire risk and what to ask the seller for.
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Environmental problems found during a home inspection
Mold, radon, asbestos or lead paint on your report: which are health risks, what each fix costs, and who gives you a written bid before your deadline.
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Mold found during a home inspection: what to do next
Mold on your inspection report means two jobs: remove the mold and fix the water behind it. What removal costs, and what to ask the seller for.
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Is mold in a crawl space a problem? Removal cost
Yes, the space is or was damp. For a 1,500 sq ft crawl space, removal plus the moisture fix can run $3,750 to $11,200. Get a bid, ask the seller for it.
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Asbestos cement pipe when buying a house: is it safe?
Asbestos cement (transite) pipe is a water or sewer line made with asbestos. Leave it alone, confirm the material, and get a written replacement bid.
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Is it safe to buy a house with asbestos siding?
Asbestos siding that isn't damaged or disturbed is not likely to pose a health risk. Test it, price the fix, and ask the seller before your deadline.
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Chinese drywall remediation cost when buying a house
Chinese drywall remediation can run $30,000 to $100,000 or more. Confirm it with the federal two-step test before your deadline, then ask for the fix.
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Should I buy a house with high radon levels?
Yes, if the fix is in your repair request. At 4 pCi/L or higher, get a mitigator's bid and ask the seller to install a system or credit you.
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Should I buy a house with mold in the attic?
Yes, if you price two jobs first: removing the mold and fixing the water behind it. What causes it, what both jobs cost, what to ask the seller for.
Loans and required repairs
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Appraisal after a home inspection: timing and repairs
The appraisal usually comes after the inspection and takes 1 to 2 weeks. It sets value for your lender, but it can make safety repairs a loan condition.
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Who pays for FHA appraisal repairs? Seller credit rules
On an FHA loan, your contract names who pays. A credit toward closing costs leaves your loan alone; a repair allowance cuts the value FHA lends on.
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Lender-required repairs on a conventional loan
A conventional loan forces the repairs an appraiser flags for safety, soundness, or structure. Fannie Mae and Freddie Mac split on C5-rated homes.
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FHA required repairs: what must be fixed to close
FHA has no fixed repair list. The appraiser flags what is unsafe or unsound, and your lender decides what must be fixed before you close.
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Escrow holdback for repairs: FHA, VA and conventional
An escrow holdback lets you close before repairs are done. How FHA, 203(k), VA and Fannie Mae loans handle it, and who pays for the work.
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Do VA loans require repairs? What must be fixed
A VA loan requires repairs when the appraisal finds the home falls short of VA's Minimum Property Requirements. Cosmetic wear is not on the list.
Insurance
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Failed a 4-point inspection? What to do as a buyer
A flagged hazard on a 4-point can block a Citizens insurance application in Florida. Ask your insurer what it needs, then ask the seller to fix it.
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Home insurance with a wood stove when buying a house
Progressive says a wood stove will likely raise your premium, and some insurers order an inspection. What to ask your insurer and the seller first.
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Does home insurance cover an underground oil tank?
It depends on your insurer, and cover may be partial. Buying a house with an underground oil tank? Get in writing what the policy pays for a leak.
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Do you need homeowners insurance before closing?
Yes, if you have a mortgage. When to buy, how the first premium is paid at closing, and what an insurer's inspection after closing can check.
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Home insurance for older homes when buying a house
What insurers' own pages say about Federal Pacific panels, knob-and-tube and aluminum wiring, polybutylene pipe and old roofs, and what to ask yours.
By the age of the house
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Red flags when buying a flipped house
On a flip, look for rushed finishes, paint over old damage, and unpermitted work. Check permits yourself and get specialists on structural findings.
For buyer's agents
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Pricing inspection findings as a buyer's agent
Put a named source, the scope, and the report page next to every dollar figure on a repair request, so the listing side counters instead of saying no.
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How to explain an inspection report to your buyer
Sort the report into safety, systems to price, and everything else before you call. Lead with safety and put a source behind every number.
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How do realtors estimate repair costs?
Get written bids on safety and wide-range findings, price the routine lines from the report, and send every number with its scope and source.
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Should the buyer's agent attend the home inspection?
Yes, at least for the inspector's final walkthrough. What to do while you're there, what to avoid, and how to turn it into a repair request.