What Fixes Are Mandatory After a Home Inspection? What Buyers and Sellers Need to Know

Key takeaways

• In most home sales, no repair is legally required after an inspection. Repairs become mandatory when a lender, an insurer, or a local rule requires them.
• Structural movement, outdated or overloaded wiring, and moisture problems are the findings most likely to change a deal.
• A specialist, such as a structural engineer or licensed electrician, can turn an alarming finding into a real repair estimate.
• An inspection contingency lets buyers back out and get their earnest money back, as long as they act before the contract deadline.

What fixes are mandatory after a home inspection? In most home sales, sellers aren’t automatically required by law to make repairs because an inspection uncovered problems. However, certain issues may need to be addressed to satisfy lender requirements, obtain homeowners insurance, or comply with local regulations.

That distinction matters more than the length of the report. Picture a first-time buyer who has an offer accepted on an older home, only to receive a 100-page inspection report revealing outdated wiring, foundation damage, and signs of mold. A structural engineer reviews photos of the foundation and warns that repairs could be costly. Because the buyer’s contract includes an inspection contingency, they’re able to cancel within the required timeframe and recover their earnest money, subject to the contract’s terms.. 

This scenario raises the questions most buyers and sellers face once a home inspection report arrives: What has to be fixed? Who pays? And when is a finding serious enough to end the deal? Here’s how to sort it out. 

What fixes are mandatory after a home inspection?

There’s no federal rule that requires a seller to fix the items in a home inspection report during a standard sale. The inspection gives the buyer information. What happens next depends on the purchase contract and on three outside parties that can make certain repairs mandatory: the buyer’s lender, the buyer’s insurance company, and the local government.

EXPERT TIP: A home inspection isn’t a pass-or-fail test.

“A home inspection is not a pass-or-fail evaluation, and inspection findings do not automatically obligate a seller to make repairs,” says Chuck Ryan, partner and chief inspector at Real Inspection Services. “While most repairs are negotiable, buyers should prioritize significant safety hazards, structural concerns, and major system deficiencies over minor cosmetic issues or routine maintenance.”

Beyond what’s required, most deal breakers fall into three groups. The first is a major defect that would cost a lot to fix, such as a severe foundation problem. The second is issues that could block financing, legal occupancy, or insurance coverage, such as aluminum wiring. The third is problems that matter to a specific buyer, like mold for someone with allergies. Knowing which group a finding falls into can help you decide whether to negotiate, ask for a credit, or walk away.

Lender-required repairs

Government-backed loans have the clearest repair rules. For an FHA loan, the appraiser checks the home against HUD’s minimum property standards, which focus on the safety, security, and soundness of the property. If the home falls short, the appraiser can require repairs before the loan closes.

Common items that trigger FHA repair conditions include:

• Peeling, chipping, or flaking paint on homes built before 1978, because of possible lead-based paint hazards
• Exposed or unsafe electrical wiring
• Missing or damaged handrails on stairs
• Active roof leaks or a roof near the end of its life
• Structural defects in load-bearing parts of the home
• Heating that doesn’t work or can’t keep the home at a livable temperature

VA and USDA loans have their own property requirements, and VA loans may require a termite inspection depending on the location. Conventional loans have fewer property conditions, but an appraiser can still flag safety issues that a lender wants resolved before closing. If you’re comparing types of home loans, it’s worth asking how each one handles repair conditions.

EXPERT TIP: Ask your lender about repair conditions before the appraisal.

“In Florida, no law requires a seller to make repairs after a home inspection; what becomes ‘mandatory’ is set by the purchase contract, the buyer’s lender, and the buyer’s insurance company,” says Desmond Langton, owner of Orlando Home Inspection Services. “Even so, safety hazards and problems such as active roof leaks or roofs near the end of their useful life, outdated electrical panels like Zinsco and Federal Pacific, polybutylene piping, and aging water heaters or HVAC equipment often must be addressed, because FHA and VA appraisers may require corrections before closing.”

Insurance-driven repairs

Your homeowners insurance company may care about some inspection findings as much as your lender does. Some insurers decline to cover homes with knob and tube wiring because of the fire risk. Others may charge a higher premium or require replacement within a set time. Older electrical panels and aging roofs can raise similar concerns.

Lenders commonly require homeowners insurance before closing, so an insurer’s refusal to cover the home can stall the loan. Request an insurance quote during your inspection period and share the report’s electrical and roof findings so there are no surprises later.

Local and state requirements

Some state and local rules apply at the time of sale. Some states and cities require working smoke and carbon monoxide detectors before a home changes hands. In Massachusetts, sellers need a certificate of compliance from the local fire department. In New Jersey, sellers of one- and two-family homes need a similar certificate, and some towns require their own resale inspections or certificates of occupancy. Your agent or real estate attorney can tell you which rules apply where you’re buying.

Sample inspection findings and which ones could be mandatory

Inspection reports can feel overwhelming because serious findings and routine maintenance items sit side by side. This table shows how common findings break down, and which ones can become mandatory through a lender, an insurer, or a local rule.

EXPERT TIP: Start with the summary page.

“One thing buyers and sellers should understand is that not every finding in a home inspection report carries the same weight,” says Chris Griffin, president of LaRocca Inspections. “A loose cabinet handle and an unsafe electrical condition both deserve mention, but they call for very different responses.”

Home inspection deal breakers vs. normal findings

Every home has issues, including new construction. The goal is to separate findings that change the value or safety of the home from the ones you can handle over time.

Findings that deserve a closer look before you commit

• Horizontal foundation cracks or bowing walls. These can signal soil pressure pushing on the wall and need an engineer’s review.
• Active knob-and-tube wiring or an overloaded panel. These affect safety, insurance, and sometimes financing.
• Mold with an unknown moisture source. Cleaning the mold won’t help if water keeps getting in.
• A roof at or near the end of its life. Replacement is a large expense and may affect insurance.
• A pattern of deferred maintenance. Several neglected systems in one home can point to issues the inspector couldn’t see.

Structural problems and mold get extra attention because the cost to fix them is hard to estimate until a specialist looks closer.

EXPERT TIP: Deal with water issues first.

“Anything water-related MUST be dealt with, full stop,” says Ross Neag, founder of Chicago Building Inspections. “And another big one is stair safety, which is a leading cause of injury from loose handrails, uneven steps, or poor lighting.”

“Water entering the building is the single biggest threat to the structure, because it draws in every type of pest, including termites, and it feeds wood rot and mold,” says Charles Bellefontaine, owner of Chicagoland Home Inspectors, Inc.

Home inspection repairs that aren’t required

Many items in a report are cosmetic or routine. Buyers can still ask for these repairs, but sellers aren’t obligated to make them:

• Scuffed walls, chipped paint on newer homes, and worn floors
• Foggy double-pane windows with broken seals
• Older appliances that still work
• Overgrown landscaping or patchy grass
• Loose doorknobs, squeaky hinges, or missing cabinet hardware

For a longer list, see the most common home inspection problems.

Keep in mind that requirements can vary. While these issues typically don’t prevent a sale from moving forward, certain repairs may be required under the purchase contract, by a lender or insurer, or to comply with local regulations.

EXPERT TIP: Some electrical fixes are quick and low cost.

“Many of the electrical items I flag are inexpensive to correct, and a missing or failed GFCI is a good example: the part usually costs under $30 and takes about 10 to 15 minutes to replace,” says Charles Bellefontaine, owner of Chicagoland Home Inspectors, Inc.

Get a specialist’s opinion before you decide

A general home inspector looks at the whole house, but they don’t diagnose every system in depth. Inspectors often recommend that a specialist take a closer look at specific findings. In the buyer’s case, structural engineers who reviewed photos of the foundation said the repair could be expensive and that an on-site evaluation was needed to know for sure. That second opinion helped the buyers make a decision based on facts instead of fear.

Who to call depends on the finding:

• Foundation cracks or sloping floors: A licensed structural engineer
• Old wiring or panel concerns: A licensed electrician
• Mold or moisture: A mold or moisture specialist
• Roof concerns: A roofing contractor
• Slow drains or backups: A plumber for a sewer scope inspection
• Pest damage: A licensed pest inspector

Schedule these visits quickly. Your inspection contingency has a deadline, and a specialist’s estimate is much more useful when you still have time to negotiate or cancel.

EXPERT TIP: Book specialists inside your contingency window.

“When our inspectors identify concerns that warrant further evaluation by a qualified specialist, we strongly encourage buyers to follow up,” says Allie Jennings, director of sales and marketing at AJF Inspections. “This helps them better understand the condition, potential repair costs, and any necessary next steps before moving forward with their purchase.”

Why a longer inspection report isn’t a worse house

Report length reflects how the inspector documents what they find. Some include dozens of photos, explanations, and maintenance tips for every system. Others keep notes brief. A detailed report gives you more information to work with, and a short report can still contain serious findings.

You choose your home inspector. Your agent may share names of inspectors other clients have used, and you’re free to hire someone from that list or someone else. When comparing inspectors, consider:

• Membership in a professional group, such as ASHI or InterNACHI
• State license, where your state requires one
• A sample report so you can see how findings are explained
• Experience with the age and type of home you’re buying
• What the inspection includes and what costs extra, such as sewer scopes or radon tests

Who is responsible for repairs after a home inspection?

The seller isn’t legally required to fix what shows up in the report in most sales. Instead, the buyer can request repairs, a credit, or a price reduction, and the seller can agree, counter, or decline. The final agreement depends on the purchase contract, any lender or local requirements, and how motivated each side is to close.

EXPERT TIP: There’s no universal list of required repairs.

“There’s no universal list of repairs that sellers must make after a home inspection,” says Chris Kjeldsen, certified professional home inspector and president of Ground Floor Home Inspection. “However, issues involving safety, structural integrity, or certain loan requirements may need to be addressed for a sale to move forward.”

How much leverage you have can depend on the market. In September 2026, homes that sold took a median of 46 days to go off the market, and 20.8% of listings had a price drop, according to Redfin data. At the same time, 25.5% of homes still sold above asking. When homes take longer to sell, sellers may be more willing to make repairs or offer credits to keep a deal together. A well-priced home drawing multiple offers gives the seller less reason to negotiate.

Sellers can get ahead of repair requests with a pre-listing inspection. If you fix the items an inspector is likely to flag, there’s less for the buyer to ask for once the report arrives. Buyers often request repairs for issues above normal wear and tear, so getting ahead of them can keep negotiations simpler.

If a home is sold as-is, the seller has signaled they won’t make repairs. Buyers can still inspect an as-is home, and many contracts still allow them to cancel based on the results.

Your options after the inspection: Negotiate, ask for a credit, or walk away

Once you’ve reviewed the report and any specialist estimates, you have three main paths.

Ask the seller to make repairs

This works best for significant but fixable problems, such as a leaking roof or unsafe wiring, and for anything your lender requires. Support your request with contractor estimates, and focus on safety and structure rather than cosmetic items. Learn more about negotiating after a home inspection.

EXPERT TIP: A home inspection is an informational tool.

“The primary purpose of a home inspection is to serve as an informational tool, helping buyers understand the condition of the property they are purchasing,” says Josh Niehaus, chief revenue officer at Elite Group Inspection. “While certain loan programs may require specific repairs, such as a functioning heating system, most inspection findings are negotiable between buyers and sellers.”

Request a credit or price reduction

If you’d rather hire your own contractors, ask for a seller credit or lower price instead. This can speed up closing and gives you control over the work. Tell your lender about any change to the price or credits, since lenders limit how much sellers can contribute and repairs required for the loan may still need to be done before closing.

Walk away under your inspection contingency

If your purchase contract includes an inspection contingency, you may be able to cancel the purchase if the inspection reveals issues you’re uncomfortable with. Depending on the contract terms, canceling within the required timeframe may also allow you to recover your earnest money. Deadlines and terms vary by state and contract, so review yours with your agent or a real estate attorney.

Waiving the inspection contingency to make an offer more competitive removes this protection. Buyers who waive it may lose their earnest money if they back out because of the home’s condition.

For sellers: What happens when a buyer walks after the inspection

A canceled contract doesn’t erase what the inspection found. In many states, sellers must disclose known material defects to future buyers, and that can include problems identified in a previous buyer’s inspection. Before relisting, consider your options:

• Fix safety and structural issues so the next buyer’s inspection goes more smoothly
• Get repair estimates you can share with future buyers
• Adjust the list price to reflect the home’s condition
• Offer a repair credit up front

EXPERT TIP: Fix safety items before you relist.

“I would suggest to buyers and sellers alike that they consider repairing anything that is found within a home inspection labeled as a safety issue,” says Tim O’Neall, founder and lead inspector at AZ Property. “When a home inspector finds electrical deficiencies such as over-fusing or double-tapping inside of an electrical panel, or exposed splices and/or improperly wired outlets, they should be corrected by a qualified electrician as soon as possible due to fire danger.”

FAQ: What fixes are mandatory after a home inspection?

Is a seller required to fix anything after a home inspection?

Not in most sales. Repairs become required when the buyer’s lender, insurer, or local rules require them, or when the seller agrees to make them as part of the purchase contract.

Can I back out of buying a house after the inspection?

Yes, if your contract includes an inspection contingency and you give written notice before the deadline. Without the contingency, backing out may cost you your earnest money.

Is knob and tube wiring a deal breaker?

It depends on whether the wiring is still in use, its condition, and whether you can get insurance. Have a licensed electrician evaluate it and get an insurance quote before your contingency deadline.

Does an FHA loan require repairs after a home inspection?

The FHA appraisal, not the home inspection, determines required repairs. FHA doesn’t require a home inspection, but the appraisal checks that the home meets HUD’s minimum property requirements. If the appraiser flags repairs needed to meet those standards, the lender has to follow HUD’s repair requirements. That generally means completing the work before closing, though in some cases repairs that can’t be finished in time may be held in a repair escrow account. Ask your lender how it handles repair conditions.

What happens if mandatory repairs aren’t made?

The loan may not close, which can delay or cancel the sale. Depending on the contract, the buyer may be able to cancel and get their earnest money back.

Bottom line

What fixes are mandatory after a home inspection? In most sales, only the ones a lender, an insurer, or a local rule requires. Everything else is open to negotiation between the buyer and seller. Focus on safety, structural, and water-related findings first, and bring in a specialist before your contingency deadline so you’re working from a real repair estimate instead of a guess. From there, you can ask the seller to make repairs, request a credit, or walk away if your contract allows it. If you’re not sure which findings matter most, a Redfin agent can help you sort the must-fix items from the nice-to-haves, and we’re with you every step of the way.