What Happens If the Inspection Finds Problems?
Quick answer: Finding problems is normal — almost every inspection does. What happens next is up to you. With the report in hand you have four options: ask the seller to repair the items before closing, request a credit so you can fix them yourself, renegotiate the price, or walk away if the issues exceed your tolerance. The report's severity ratings tell you which findings are dealbreakers and which are simply a to-do list.
Your four options
| Option | When it makes sense |
|---|---|
| Request seller repairs | Safety items you want fixed and verified before you take ownership |
| Request a credit | You'd rather control the repair yourself with a closing-cost concession |
| Renegotiate price | Major findings change what the home is worth to you |
| Walk away | Findings exceed your budget or risk tolerance after negotiation |
How to prioritize findings
The report sorts findings by severity, and that order is your negotiation roadmap. Lead with safety and major-system items; these carry the most weight and are most likely to be funded by the seller. Treat maintenance and cosmetic items as a personal to-do list rather than negotiation fuel — loading the request with minor items can weaken your position on the things that matter.
- Safety (negotiate hard): Federal Pacific panels, cracked heat exchangers, exposed wiring, active structural movement.
- Major / end-of-life (partial credit): roof, furnace, water heater, or sewer lateral near end of service life.
- Maintenance (small or none): grading, gutters, caulk, insulation.
- Cosmetic (informational): appearance items you simply now know about.
The inspection contingency protects you
Your purchase agreement's inspection contingency is what gives these options teeth. Within the contingency window (commonly about 5 days in Minnesota), you can request repairs, negotiate, or terminate based on the findings. Acting fast matters — which is why a 24-hour report is so valuable. See how soon to schedule after your offer.
A real Burnsville example
On a 1976 home near Crystal Lake, the inspection turned up three meaningful items: aluminum branch wiring, a furnace past lifespan, and root intrusion in the clay sewer lateral. Rather than panic or walk, the buyer's agent built a focused request: seller-funded COPALUM connectors for the wiring, a credit toward furnace replacement, and a seller-paid sewer spot repair. The seller agreed to most of it. The buyer closed with the safety item fixed and a credit covering the rest — a clean outcome that started with a clear report.
What not to do
- Don't demand every cosmetic item — it dilutes your leverage on the real issues.
- Don't ignore safety findings to save the deal — get them addressed or credited.
- Don't let the contingency window lapse before you act on the report.