I got an inspection - there were a lot of things. How much should i ask the seller to fix?

Don’t get stuck on the long list that’s normal. Focus on the big stuff first. A cracked heat exchanger and roof leaks are legit safety/major repair issues. Those are reasonable to ask the seller to fix.
The smaller items (holes, carpet, vent covers) usually aren’t worth negotiating—they’re expected wear. Most buyers either ask for repairs on major items or a credit so they can handle it themselves. If you trust your own contractors more, go with a credit. Just base the number on actual estimates, not a guess like $10k.

There is no strict standard, but the typical approach is to focus on major and safety-related issues first. A cracked heat exchanger (which is a serious health risk) and roof leaks are absolutely reasonable to request repairs or a credit for, while smaller cosmetic items like holes in walls, worn carpet, and broken vent covers are usually considered part of normal wear and tear and are often left for the buyer to handle. Many buyers prefer to ask for a credit instead of repairs so they can control the quality of the work, but whether $10,000 is appropriate depends on actual repair estimates in your area. The best approach is to prioritize the big items, gather rough bids if possible, and then decide whether to ask for repairs, a credit, or a combination based on what keeps the deal together and works best for your situation.

Aka. Your agent should be getting necessary bids to dictate an actual credit amount rather than a blanket "10K".

Best idea is to get your own estimates from contractors you trust & propose having the seller fix using that contractor. Cracked heat exchanger is serious! Leaking roof is serious!

After an inspection, it’s best to separate items into two categories: material defects and cosmetic/minor issues.

In your case, a cracked heat exchanger and roof leaks are considered material defects because they impact safety and the integrity of the home. These are typically appropriate to request that the seller repair or provide a credit for, as they can be costly and may affect financing or insurability.

The additional items (holes in walls, worn carpet, vent covers, etc.) are generally viewed as cosmetic or maintenance-related. It’s not typical to request that a seller address every minor item, as this can weaken your negotiating position.

Most buyers take one of two approaches:

Request repairs or credits for major items only, or

Request a single credit/concession that reflects the overall impact of the inspection findings

A credit can often be preferable, as it allows you to control the quality of repairs after closing.

There’s no strict “standard,” but a reasonable strategy is to:

Prioritize health, safety, and structural/mechanical issues, and

Either request those repairs specifically or negotiate a credit based on contractor estimates

I’d recommend obtaining rough estimates for the major items (HVAC and roof) to help support your request and determine whether $10,000 is appropriate or if an adjustment is needed.

You can request one or the other; via a "Request to Repair," the seller will either perform the repairs or grant you a $10,000 credit. You leave that option open to the seller if you do not have a preference.

When a home inspection reveals issues like a cracked heat exchanger, roof leaks, and a list of smaller repair items, the next step is not to treat everything equally. A strong negotiation strategy separates major defects from minor concerns and addresses them accordingly.

The most important items in your scenario are the cracked heat exchanger and the roof leaks. These fall into the category of material defects because they impact safety, functionality, and the overall integrity of the home. A cracked heat exchanger is a serious concern due to the potential for carbon monoxide exposure, and roof leaks can lead to ongoing damage if not properly addressed. These are the types of issues that buyers should not simply absorb without compensation. In most transactions, the expectation is that the seller will either repair these items using licensed professionals or provide a credit that reflects the true cost of repair or replacement.

The smaller items, such as holes in the walls, worn or sagging carpet, and broken vent covers, fall under deferred maintenance or cosmetic issues. These are common in resale properties and are typically not repaired by sellers, especially in balanced or competitive markets. Instead, they are used as part of the overall negotiation strategy to support a request for a credit rather than a list of individual repairs.

There are two common ways to approach the negotiation after the inspection report. The first is to request a single credit that covers both the major and minor issues. This approach keeps the transaction simple and avoids delays associated with coordinating repairs before closing. Buyers often prefer this because it allows them to control the quality and timing of the work after they take ownership.

The second, and often more effective, approach is to break the request into categories. In this case, you would specifically call out the heat exchanger and roof as required items to be addressed, either through repair or credit, and then request an additional credit to account for the smaller issues. This method tends to be more successful because it is easier for the seller to understand and justify. It shows that the request is based on real conditions rather than a generalized number.

As for what is considered standard, most sellers today are more willing to negotiate credits than to complete repairs themselves. Credits streamline the process and reduce the risk of last-minute complications. However, sellers are also more likely to push back on large, unsupported credit requests. That is why it is important to tie your numbers to actual estimates whenever possible.

In your specific situation, a ten thousand dollar credit may be reasonable, but only if it aligns with the cost of addressing the heat exchanger, the roof issues, and a portion of the smaller repairs. If the major items alone approach that number, you may need to adjust your request upward or structure it more clearly.

The key to a successful inspection negotiation is to focus on the issues that truly matter, present a reasonable and well-supported request, and keep the path to closing as smooth as possible.

When a home inspection reveals issues like a cracked heat exchanger, roof leaks, and a list of smaller repair items, the next step is not to treat everything equally. A strong negotiation strategy separates major defects from minor concerns and addresses them accordingly.

The most important items in your scenario are the cracked heat exchanger and the roof leaks. These fall into the category of material defects because they impact safety, functionality, and the overall integrity of the home. A cracked heat exchanger is a serious concern due to the potential for carbon monoxide exposure, and roof leaks can lead to ongoing damage if not properly addressed. These are the types of issues that buyers should not simply absorb without compensation. In most transactions, the expectation is that the seller will either repair these items using licensed professionals or provide a credit that reflects the true cost of repair or replacement.

The smaller items, such as holes in the walls, worn or sagging carpet, and broken vent covers, fall under deferred maintenance or cosmetic issues. These are common in resale properties and are typically not repaired by sellers, especially in balanced or competitive markets. Instead, they are used as part of the overall negotiation strategy to support a request for a credit rather than a list of individual repairs.

There are two common ways to approach the negotiation after the inspection report. The first is to request a single credit that covers both the major and minor issues. This approach keeps the transaction simple and avoids delays associated with coordinating repairs before closing. Buyers often prefer this because it allows them to control the quality and timing of the work after they take ownership.

The second, and often more effective, approach is to break the request into categories. In this case, you would specifically call out the heat exchanger and roof as required items to be addressed, either through repair or credit, and then request an additional credit to account for the smaller issues. This method tends to be more successful because it is easier for the seller to understand and justify. It shows that the request is based on real conditions rather than a generalized number.

As for what is considered standard, most sellers today are more willing to negotiate credits than to complete repairs themselves. Credits streamline the process and reduce the risk of last-minute complications. However, sellers are also more likely to push back on large, unsupported credit requests. That is why it is important to tie your numbers to actual estimates whenever possible.

In your specific situation, a ten thousand dollar credit may be reasonable, but only if it aligns with the cost of addressing the heat exchanger, the roof issues, and a portion of the smaller repairs. If the major items alone approach that number, you may need to adjust your request upward or structure it more clearly.

The key to a successful inspection negotiation is to focus on the issues that truly matter, present a reasonable and well-supported request, and keep the path to closing as smooth as possible.

There are some things for sure that the seller would need to repair before closing. It really depends on the issue. Cosmetic repairs are usually not something you can request a seller to fix unless part of the original negotiation. It is important to have a Buyer's Agent that knows what to ask for and when. : )

A cracked heat exchanger and roof leaks are major issues, especially safety-related, so I would ask the seller to repair those with licensed contractors.

The smaller items ie. holes, carpet, vent covers are more cosmetic. Instead of asking for everything, I would ask for a credit of some sort.

I wouldn’t rely on a credit for the smaller items and for them to have the larger ones repaired. Better to have those fixed properly and then negotiate a credit if needed.

I typically recommend my clients if it’s something that they feel comfortable with, to ask for a credit so that they can fix it after Closing and get it done according to their taste and do it right. Sometimes I feel like on the sale side they may just do quick patch work to get the household and not always the highest quality.

Typically I like to get my clients a credit at closing. Why? Because most of the time a seller will make quick fixes, at low cost, and sometimes at really low quality. Some loans will require that the repairs are made prior to underwriting the loan so in those cases you'll want quotes from qualified professionals for the repairs and even then the seller may insist on using their own resources. The cracked heat exchanger and the roof leaks are the big things I'd go after. There is no such thing as a perfect house so the laundry list of smaller things is up to your risk tolerance; do you want the house enough to treat those as part of home ownership or are you going to walk away? If you have a detailed inspection report that is already a good guide to taking care of all the smaller things as you own the home and build equity.

Hi Alex,

Asking for a credit or asking for repairs is completely up to you. You may have your Realtor ask the seller which they prefer. I often write up both options on the release of contingencies and give the sellers an option unless my buyer prefers that I request one or the other. Good luck!

I think the answer really depends on the type of market you’re in. Here in Westchester County, NY , it’s very much a sellers market so I would advise my buyer clients to only ask for larger items or health and safety concerns. The market may be different in your area.

You should prioritize the repairs as to importance and request those be repaired. Sometimes the particular lender may require certain items be repaired before the loan can be processed. It’s always best to check with your Realtor on what items that may be. Asking sellers to correct several things may jeopardize your chances of buying the home. Choose the repairs wisely.

Great question—and one a lot of buyers struggle with. After an inspection, it’s helpful to separate major issues from cosmetic ones. In your case, a cracked heat exchanger and roof leaks are significant concerns, especially since the heat exchanger is a safety issue and roof problems can lead to larger damage over time. Items like holes in walls, worn carpet, and broken vent covers are generally considered normal wear and tear and are usually not the focus of negotiations. The standard approach is to concentrate on the big-ticket items that affect safety, structure, or major systems. Rather than asking the seller to fix everything, many buyers prefer to request a credit so they can control the quality of the repairs and avoid rushed or minimal fixes by the seller. A $10K credit could be reasonable, but it’s best to support that number with estimates—if the heat exchanger and roof repairs together justify that range, your request will feel more grounded and credible. Overall, the most effective strategy is to present a focused, reasonable request centered on the major issues, which keeps negotiations productive and increases the likelihood of reaching an agreement without jeopardizing the deal.