You found the house, your offer was accepted… and then the inspection report reveals a major issue. A roof problem, foundation concern, mold, radon, electrical issue, or water damage can feel stressful — but it doesn’t always mean the deal is over.
The first thing to know: home inspections uncover issues all the time. The key is understanding which concerns are manageable and which may require negotiation.
It’s also important to know that your purchase offer should define what counts as a “major” defect. Depending on how your inspection contingency is written, this may be tied to a single repair item exceeding a specific dollar amount — for example $2,000, $5,000, or whatever threshold is written into the contract — rather than a combination of smaller cosmetic repairs adding up. It may also include health and safety concerns such as elevated radon levels, mold, structural problems, or unsafe systems. That’s why understanding the language in your offer before you sign matters.
Common “Big Ticket” Concerns
• Roof or foundation problems
• Water intrusion, moisture, or mold concerns
• Electrical or safety concerns
• High radon levels requiring mitigation
• HVAC or plumbing systems needing major repair
What Are Your Options?
1. Ask for Repairs
Request the seller fix the issue before closing.
2. Negotiate a Credit or Price Reduction
Instead of repairs, you may negotiate money toward the cost of fixing it yourself.
3. Renegotiate
Sometimes buyers and sellers meet in the middle to keep the deal moving.
4. Walk Away
If the issue is serious and negotiations don’t work, your inspection contingency may allow you to cancel the contract.
The Bottom Line
An inspection report can feel intimidating, but a major issue doesn’t automatically kill the deal. Knowing your options — and understanding what your contract defines as a major defect — can help you move forward with confidence.