In the wake of the post-COVID real estate boom, it became increasingly popular amongst buyers to forgo home inspections in order to make their offers more competitive.
Despite this recent surge, an estimated 88% of home purchases used an inspector before finalizing a sale.
In an area with an aging housing stock and rapid seasonal changes like Northeast Pennsylvania, home inspections can be powerful tools for uncovering hidden defects and helping you to avoid a bad investment.
Nevertheless, home inspections offer several benefits for buyers and sellers, such as increasing their negotiating power and streamlining the transaction process.
The question then becomes, what should I do after a home inspection, or how do I use it to my advantage?
What to Do After a Home Inspection: Buyers
Buyers are the primary beneficiaries of home inspections, as they are not familiar with the history and work that has been done on the property to get it to its current condition. Even if recent repairs have been made, hidden issues, such as foundation cracks, poor roof stability, or poor workmanship, can become costly to repair and difficult to spot without an inspection.
Home inspections give buyers both the power and confidence to enter into negotiations and make an offer that best matches the real value of the property.
Once the home inspection is complete, buyers should review the full report with their real estate agent. While no home will be free of defects, any major structural issues should be addressed before proceeding with the sale further.
Depending on the state of the inspection report, the buyer’s next steps may include:
- Requesting repairs: Asking the seller to fix specific issues before closing that may impact the long-term safety or value of the home.
- Negotiating a credit: In lieu of repairs, the seller may agree to reduce the price or offer a credit toward your closing costs.
- Ordering follow-up inspections: Specific issues like septic systems, mold, or foundation issues may require follow-up from a specialist to determine next steps.
- Walking away: If the inspection reveals serious problems and you have an inspection contingency, buyers may choose to exit the deal.
Since any known issues must be reported on the seller’s disclosure, sellers will often be motivated to make repairs as future buyers will have access to that very inspection report.
7 Ways to Use a Home Inspection to Your Advantage
While certain closing costs, such as appraisals and title searches, may seem more like formalities that your lender requires, home inspections provide real benefits to buyers and sellers, especially as they relate to negotiations and avoiding costly repairs.
1. Strengthen Your Negotiating Power
This is perhaps the most common and valuable way to leverage a home inspection. Once the inspector provides a report, you’ll have a clearer picture of the home’s true condition, not just its curb appeal. If the inspection uncovers significant issues like a damaged roof, outdated electrical wiring, or a failing HVAC system, you now have documented reasons to negotiate.
Again, buyers can request a price reduction to cover repair costs or make the sale of the home contingent upon the seller making the necessary repairs. In this scenario, the buyer has shielded themselves from substantial financial liability.
2. Walk Away (When It’s the Smart Move)
A well-executed home inspection doesn’t just help you negotiate–it gives you the freedom to walk away if the risks outweigh the reward. This is especially important if your purchase agreement includes an inspection contingency, which allows you to exit the deal penalty-free if serious problems are found.
While walking away can feel disappointing, it’s far better than buying a home with hidden liabilities that could cost tens of thousands to fix. In this case, the cost of the inspection is a small price to pay for major financial savings.
3. Plan for Future Maintenance and Upgrades
Even if a home passes inspection with flying colors, the report provides a detailed look at the age and condition of key systems. New homeowners can use this information to create a timeline and budget for future repairs based on the average lifespan of certain parts.
For example, if roofs only last 25-30 years and the inspection uncovers that the roof is 20 years old and shingles are starting to loosen, you can start budgeting for a new roof within 5-10 years.
4. Boost Buyer Confidence as a Seller
Sellers can also use a home inspection to their advantage by getting one before listing the home. A pre-listing inspection gives you a full picture of the home’s condition before potential buyers ever set foot inside.
Advantages for sellers include:
- Identifying and addressing problems in advance
- Avoiding last-minute surprises that could derail a deal
- Pricing your home accurately
- Demonstrating transparency and honesty to buyers
In competitive markets, a clean pre-inspection report can build trust and even encourage buyers to waive their own inspection, speeding up the closing process and reducing negotiation friction.
5. Make Strategic Repair Decisions
Whether you’re buying or selling, not every issue in an inspection report needs to be addressed right away. But some items, if left unresolved, can lead to more serious problems or complicate your financing.
Buyers and sellers alike can use the inspection report to prioritize high-impact repairs:
- Structural or safety issues (e.g., foundation cracks, faulty wiring)
- Water intrusion and mold risk
- Roof damage
- Plumbing or septic system issues
- Pest infestations
Focusing on these areas ensures the home is safe and marketable, while avoiding unnecessary cosmetic fixes that won’t offer much return on investment.
6. Satisfy Mortgage or Insurance Requirements
Lenders and insurers often require certain conditions to be met before finalizing a mortgage or issuing a policy. If the home has an old roof, damaged chimney, or missing safety features like GFCI outlets or handrails, your loan could be delayed until those issues are resolved.
On the contrary, a detailed inspection can speed up the underwriting process, helping to reduce unnecessary delays during closing.
7. Gain Peace of Mind Before You Commit
Finally, buying a home can be overwhelming. Even if you love the layout, neighborhood, and price, doubts may linger: “What if there’s something wrong behind the walls?” or “What if I’m buying a money pit?”
A professional inspection answers those questions with objective, expert insight. Even if the report reveals minor concerns, knowing what you’re getting into removes the emotional guesswork and brings confidence to the decision.
Who Does the Cost of Repairs Fall On?
This depends on what’s negotiated after the inspection. Buyers typically request repairs or credits based on the inspection report, but sellers are not obligated to agree.
The final outcome depends on the contract, the seller’s willingness, and how serious the issues are.
Here are the most common scenarios:
- Seller agrees to make repairs before closing
- Seller offers a credit so the buyer can make repairs after closing
- Buyer accepts the property as-is and assumes responsibility
- Deal falls through if parties can’t agree
Either way, the inspection serves as a negotiation tool and a roadmap for necessary repairs.
FAQs
Do I have to get an inspection when buying a home?
No, but it’s strongly recommended. In competitive markets, some buyers waive inspections to win bids, but this can be risky.
Is the home inspector responsible for finding every issue?
Not exactly. Home inspectors do a thorough visual inspection, but they can’t open walls or move heavy items. They may recommend further evaluation by specialists.