Buy · Inspections and appraisal
After the inspection in Florida: ask for repairs, a credit, a price cut, or walk away?
You just got the inspection report, and it’s 40 pages long, with a lot of red text. Don’t panic! Every inspection finds something, even on brand-new homes. The job now is figuring out what actually matters.
Step 1: Sort the report
Most of a typical report lands in the third bucket. Focus your energy on the first.
Buying a resale? It’s not a new home. Cosmetic things you could see before the inspection, like dirty carpet or a dented garage door, belong in your original offer, not in a renegotiation now.
In Florida, give extra attention to anything that touches insurance: roof age and condition, the electrical panel, plumbing and the water heater. Those can change your premium, or whether you can get coverage at all. More on that in roof age, 4-point and wind mitigation.
Step 2: Get real numbers
“Please fix the AC” is a wish. A contractor’s estimate is a request. Line up quick quotes on the big-deal items while there’s still time on the clock. I’m happy to point you to vendors I trust.
Step 3: Pick your response
| Response | Best when | Watch out for |
|---|---|---|
| Ask for repairs | The seller can fix it properly before closing, and you can check it | You don’t pick who does the work, or how well |
| Ask for a credit | You’d rather fix it yourself after closing | Loan programs cap how much the seller can contribute |
| Ask for a lower price | The issue is big, or a credit would go over the cap | Changes your loan amount and down payment |
| Walk away | It’s a deal breaker, or the seller won’t budge | You must cancel in writing before the deadline |
A note on credits
A seller credit is money toward your closing costs. Loan programs cap it. Under Fannie Mae’s rules, for example, the cap on a home you’ll live in (or a second home) is 3% of the price with 10% down or less, 6% with more than 10% up to 25% down, and 9% above that. On investment properties, it’s 2%. Over the cap? A price cut may work better. More in seller concessions.
Step 4: Make one clear ask
Sellers respond better to one short, prioritized list than to the whole report. Ask for everything, and you may get a “no” on everything.
And make each item an actionable resolution, not just a problem. That way the seller knows exactly what to say yes to:
| Not just the problem | An actionable resolution |
|---|---|
| “The water heater leaks” | “A licensed plumber replaces the water heater before closing, with a receipt” |
| “The roof needs repairs” | “A credit at closing equal to the roofer’s written estimate” |
| “Two outlets don’t work” | “A licensed electrician repairs both outlets, with an invoice before the walk-through” |
Remember the seller’s side, too. On an AS IS contract, they don’t have to fix anything. On the standard contract, their repair obligation stops at an agreed dollar limit. Here’s how the two contracts differ.
The deadline is everything
On the Florida AS IS contract, you can cancel for any reason during the inspection period, but only with written notice before it ends. Florida courts hold buyers to that date, even mid-negotiation.
So as the deadline gets close, choose:
- Want more time? Get an extension signed.
- Want out? Send the cancellation before the clock runs out.
- Happy with the deal? Let the period end and keep moving toward closing.
Inspection report in hand?
Send it my way. I’ll help you sort it and build a request with a real shot at a “yes.”
Frequently asked questions
Should I re-check the repairs before closing?
Yes, for anything in the big-deal bucket. Ask for receipts (and permits for major work), then check it at the final walk-through, or have your inspector take a second look.
What if the seller says I cancelled too late?
That becomes a fight over the deposit, which is legal territory, outside the scope of a real estate license (and I'm not one). A Florida real estate attorney is the right call. The best fix is prevention, so we send notices early and in writing.
Sources
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