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Dear Monty: I recently had my home inspection done on a house I am purchasing. A few issues that must be resolved were found, not immediately but soon. Is it acceptable to request assistance from the seller for these repairs or a reduction in the purchase price to accommodate the necessary repairs?

Monty's Answer: Many factors come into play. The appropriateness of such requests depends on the specific circumstances, local market conditions, and the nature of the issues discovered:

1. First, it's important to distinguish between major defects and minor maintenance items. Significant defects that affect the home's safety, structural integrity or basic functionality and are expensive to replace or repair are generally considered reasonable grounds for negotiation. These might include roof, foundation, electrical system, plumbing or HVAC issues. On the other hand, cosmetic issues or minor wear and tear are typically not strong bargaining points, especially in a competitive market.

2. In a seller's market where demand outpaces supply, sellers may be less inclined to make concessions. Conversely, you may have more leverage in a buyer's market to negotiate repairs or price reductions. Knowing the market will empower you to make informed decisions in your negotiations.

3. It's also worth considering the initial listing price and any previous price reductions. If the home was initially priced competitively, there might be less room for further negotiations. However, if the price was high for comparable properties in the area, you may have a stronger case for requesting concessions.

4. Understanding the purchase agreement and local customs can influence a seller's thinking. Often, the real estate agent provides the counsel, and their main objective is to get to a closing. A wise agent will share three inspectors without steering or preference.

5. When deciding how to proceed, consider your priorities and the transaction's overall value. If the issues are significant enough to impact your ability to obtain financing or insurance, addressing them becomes more critical. Additionally, think about your timelines and resources. If you're prepared to handle the repairs and budget accordingly, consider negotiating a lower purchase price rather than requesting repairs.

6. If you do decide to request seller assistance, approach the situation diplomatically. Present your concerns objectively, backed by solid data, and be prepared to prioritize your requests. Focus on the most significant issues rather than presenting an exhaustive list of minor problems.

7. Consider offering alternatives to the seller, such as a credit at closing or a reduction in purchase price. If there are expensive repairs, offer to take the burden of managing them off their shoulders. This suggestion is also better for you because you then control the materials selection and the quality of the work. This flexibility can increase the likelihood of reaching a mutually agreeable solution.

Ultimately, while requesting some assistance for significant issues uncovered during a home inspection is generally acceptable, the key is to be reasonable and strategic in your approach. Focus on material defects that genuinely impact the home's value or livability, be willing to compromise, and keep the bigger picture in mind. Remember that your goal is to close the transaction on a home you want, and sometimes absorbing some repair costs can be worthwhile if it means securing the property you desire. This approach will give you confidence and control in your negotiations.

Richard Montgomery is a syndicated columnist, published author, retired real estate executive, serial entrepreneur and the founder of DearMonty.com and PropBox, Inc. He provides consumers with options to real estate issues. Follow him on Twitter (X) @dearmonty or DearMonty.com.

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