There is no rule in Washington that says the seller has to pay for repairs after a home inspection. The buyer pays for the inspection, and then everything that comes out of it is negotiated. The seller might agree to fix items, offer money, reduce the price, or do nothing at all. It depends on what both sides are willing to agree to.
The Buyer Pays for the Inspection
The inspection itself is almost always a buyer expense. The buyer hires the inspector and pays for that service.
A simple way to think about it is this: the inspection is something the buyer pays for to gather information before deciding how to move forward.
Repairs Are Negotiated
After the inspection, the buyer reviews the report and decides what matters to them.
Occasionally, buyers assume the seller is expected to fix everything that comes up. In reality, that’s not how most transactions work.
The inspection creates a negotiation. The buyer may ask for:
- Repairs to be completed before closing
- A credit toward closing costs (if allowed by the lender)
- A price reduction
- Or no changes at all if they are comfortable moving forward
The seller can agree, counter, or refuse. If the buyer still has their inspection contingency in place, they may also have the option to walk away if the condition doesn’t work for them.
What Sellers Are More Likely to Address
Sellers are more likely to agree to repairs when the issue is serious, unexpected, or likely to affect financing or future buyers.
That often includes:
- Roof problems near failure
- Major plumbing leaks
- Electrical safety issues
- HVAC systems that are not working
- Structural concerns
- Active water intrusion
- Health or safety hazards
Even then, many sellers prefer offering money or adjusting price rather than completing repairs themselves.
What Buyers Often Handle Themselves
Buyers commonly take on smaller or less critical items, especially if they still want the home.
This might include:
- Minor handyman items
- Cosmetic issues
- Aging but still functional systems
- Small plumbing or electrical fixes
- General maintenance items
In a competitive market, buyers may take on even more to keep the deal together.
There Is No Standard Rule
A home inspection is not a list of items the seller is required to fix. It is a point where both sides decide how to move forward based on the condition of the home.
Sometimes the seller agrees to make repairs. Other times the buyer accepts the home as it is. In some cases, the parties adjust price or terms. And sometimes, they don’t reach an agreement and the deal ends.
How This Usually Plays Out
Most transactions follow a similar pattern:
1. The buyer orders the inspection
The buyer hires and pays the inspector.
2. The buyer reviews the report
They focus on the items that matter most, not every detail.
3. The buyer responds
They ask for repairs, money, or changes based on what they found.
4. The seller responds
They may accept, counter, or decline.
5. The buyer decides
If the outcome doesn’t work and the contingency is still in place, the buyer may walk away.
Credits vs. Repairs
In many cases, buyers prefer a credit instead of repairs so they can handle the work themselves after closing.
But credits are not always unlimited. Loan rules can restrict how much a seller can contribute, and some situations are better handled with actual repairs.
In the end, most inspection outcomes fall into one of three paths:
- The seller makes repairs
- The seller contributes money in some form
- The buyer accepts the condition and moves forward
Final Perspective
After a home inspection, the buyer pays for the inspection, but repairs are not automatically assigned to either side. Everything that happens next comes down to negotiation, the condition of the home, and how motivated both parties are to keep the deal together.