A buyer can ask for any repairs they want after a home inspection, but that doesn’t mean the seller has to agree. In Washington, there is not a fixed list of “allowed” repair requests. Buyers typically focus on significant issues, but they can request anything and the seller can accept, counter, or refuse.
Buyers Can Ask for Anything
There are no formal limits on what a buyer can request after an inspection.
A buyer can ask for:
- Major repairs
- Minor repairs
- Cosmetic fixes
- Credits instead of repairs
The request itself is not restricted. What matters is what the seller is willing to agree to.
What Buyers Typically Ask For
In real transactions, most buyers do not ask for every item in an inspection report. They usually focus on issues that are meaningful, unexpected, or expensive.
Common requests include:
- Roof issues or leaks
- Plumbing problems
- Electrical safety concerns
- HVAC systems that are not working properly
- Structural concerns
- Water intrusion or drainage problems
- Health or safety hazards
These are the types of issues that are more likely to affect livability, financing, or resale.
What Buyers Usually Do Not Ask For
Most buyers avoid asking for minor or cosmetic items, especially if the home is otherwise in expected condition.
That often includes:
- Cosmetic imperfections
- Small handyman items
- Normal wear and tear
- Aging systems that are still functioning
- Minor maintenance issues
The bigger issue is not just asking for small items. It’s that a long list can dilute what actually matters. Sellers may be willing to work with a buyer, but when they see a long request, they often choose a few items to address and ignore others. That can lead to the seller agreeing to fix things that were less important while leaving the bigger concerns unresolved.
How Buyers Decide What to Request
Buyers usually narrow their requests down to what actually matters.
That decision often comes down to:
- Cost of the repair
- Safety concerns
- Whether the issue was expected for the age of the home
- How competitive the market is
- How important it is to keep the deal together
The goal is not to create a long list. The goal is to focus on the items that truly impact the decision to move forward.
What Sellers Are Most Likely to Agree To
Sellers are more likely to agree to requests that are reasonable and tied to clear issues.
Requests tend to be taken more seriously when they involve:
- Safety concerns
- Large or expensive repairs
- Problems that could affect financing or appraisal
- Issues that would likely come up with the next buyer
The more practical and focused the request, the more likely it is to lead to agreement.
When Requests Backfire
Inspection negotiations can go sideways if the request feels excessive or unrealistic.
That can happen when:
- The buyer asks for too many items at once
- The requests don’t align with how the home was priced relative to its condition
- The requests are not clearly focused on the most important issues
In those cases, a seller may push back or refuse entirely, even if some of the items might have been reasonable on their own.
Final Perspective
A buyer can ask for any repairs after a home inspection, but what actually happens depends on negotiation. The strongest requests are focused, reasonable, and centered on the issues that truly matter.
Related Inspection Articles
- Who Pays for Repairs After a Home Inspection
- Can a Seller Refuse Repairs After a Home Inspection
- Should You Ask for Repairs or a Credit After a Home Inspection
- Navigating the Home Inspection Contingency in Washington