The Inspection Found Problems in the House I Want to Buy in Dallas-Fort Worth: Now What?

Because the inspector writes down everything they see, from a loose outlet to a roof at the end of its life. Their job is to show you the whole house, not to tell you whether to buy it. A long report does not mean the house is bad. It means the inspector did the job.

I sort it into three groups:

1. What costs a lot or affects safety. Foundation, roof, electrical, gas, water leaks, an air conditioner or water heater that is not working well.
2. What should be checked by a specialist. When the inspector writes "recommend evaluation by a qualified professional," that is the signal. In North Texas the foundation comes up often; here is how to tell whether a crack is cosmetic or foundation. There are also optional services, like running a camera through the sewer line, that depend on the house.
3. Normal wear. Paint, doors that rub, the small things any lived-in house has. Those are rarely negotiated.

1. Ask for repairs

You ask the seller to fix certain items before closing, in writing. It helps to ask that the work be done by a licensed professional and that you get the receipts.

2. Ask for a price adjustment or a credit

Instead of the seller fixing things, the price comes down or a credit for you at closing gets agreed on. Many buyers prefer this because they choose who does the work. What kind of credit is allowed is confirmed by your lender.

3. Accept the house as it is

If what came up is minor or you already expected it, you move forward without asking for anything.

4. Walk away in time

If what came up is more than you want to take on and you cannot reach an agreement, you can walk away within the option period, which is usually about 5 to 10 days. Done in time and in writing, your earnest money is protected. More in Do I lose my earnest money if I back out?

1. Inspection on day one or two. That leaves days for specialists and for negotiating.
2. We read the report together and sort it into the three groups.
3. Specialists if needed, to get a real number instead of a guess.
4. You decide what to ask for. A few important items carry more weight in a negotiation than a list of everything.
5. It goes in writing before the option period ends, and we wait for the seller's answer.

• Asking for everything to be fixed. A list of thirty small items makes the seller say no to all of it, including what matters.
• Leaving the inspection for the end of the period.
• Deciding out of fear instead of with numbers. A specialist turns "it looks bad" into "it costs this much."
• Thinking a new house does not need an inspection. Every house gets inspected.

Do I have to be at the inspection?

It is not required, but I recommend it, especially at the end, when the inspector explains what they found.

Who pays for the inspection?

The buyer. It is your tool for knowing the condition of the house.

Does the seller have to fix what I ask for?

No. They can agree, counter, or say no. That is why it matters to ask carefully.

What if the seller already said they are selling as is?

You can still inspect and decide within your option period. As is means they will not make repairs, not that you cannot look.

An inspection report is not a verdict. It is information. With it you can ask, adjust, accept or walk away, and in every case you decide, calmly and in time.

Do you have a report in hand and do not know what is serious?

Text or email me your question and I will explain how I read it and what options you have. No commitment, nothing to sign.

I am Veronica Yeary, a REALTOR in Dallas-Fort Worth, CRS, ABR, SRS and CIPS, in real estate since 2010.

469-441-8890 · Text or call · veronica@veronicayeary.com · Email