After the Inspection: Why a Credit Often Makes More Sense Than Repairs
After a home inspection, asking for a closing credit instead of repairs gives buyers control over who does the work, how it's done, and when — often leading to better long-term results.
This past year, I was working with buyers who found a home they could make their own. The inspection overall was solid, but the roof came back as the one real concern.
The home was over twenty years old, and the report had plenty in it. Deferred maintenance, smaller items, the kinds of things you expect on a home of that age. The buyers looked at all of it and made a deliberate choice to focus on one thing, the roof.
They got multiple quotes, saw a consistent range, and rather than asking the seller to replace it, they asked for a credit at closing.
The deal came together. They closed, hired their own contractor, and replaced the roof on their own timeline.
That is often the cleaner path.
Why a credit often makes more sense
After an inspection, buyers generally have two options. Ask the seller to make repairs, or ask for a credit.
At first glance, repairs can feel easier. The work gets done before you move in, and you do not have to think about it.
But there is a tradeoff.
When a seller is responsible for the repair, you are not the one making decisions. You do not choose the contractor. You do not choose the materials. And the work is typically done under a tight timeline to keep the transaction moving.
Once you own the home, whatever was done is yours, whether it was done well or not.
A credit shifts that dynamic. Instead of relying on someone else's timeline and decisions, you close on the home and handle the work yourself. You choose the contractor. You set the schedule. You decide how the job gets done.
It gives you control and, in most cases, a better long term result.
There are exceptions. Some items need to be completed before closing for financing or insurance reasons. But outside of those situations, a credit is often the more strategic choice.
The importance of focus
The other piece that matters just as much is knowing what to ask for.
Inspection reports can be long, especially here in Vermont where many homes have some age to them.
Not all of it belongs in a negotiation.
When buyers try to address everything, the conversation can quickly become overwhelming and, at times, adversarial. When they focus on one or two meaningful items, things that impact value, safety, or future cost, the negotiation tends to stay more productive.
That focus is what helped the buyers in this situation move forward. They were not trying to solve every line item. They were addressing the one thing that mattered most to them.
Where experience comes in
This is where working with someone experienced can make a real difference.
An inspection report is not just a list of problems. It is a mix of maintenance, upgrades, and true concerns. Knowing how to separate those, and how to structure a reasonable request, is a big part of getting from inspection to closing.
Every situation is different, but the goal is usually the same. Keep the deal moving while making sure you are stepping into the home with clear expectations.
Frequently Asked Questions
Is it better to ask for a credit or repairs?
In most situations, a credit gives you more control over the outcome. You choose the contractor, the materials, and the timeline. Repairs completed by a seller under the pressure of closing do not always reflect the quality of work you would choose for yourself. Repairs are typically only necessary when required by a lender or insurer.
How many quotes should I get before asking for a credit?
For anything significant, two to three quotes is a reasonable approach. It gives you a realistic cost range, helps you make a well informed ask, and shows the seller you have done your homework.
What if the seller says no?
That is always a possibility. The question then becomes whether the home still makes sense at the agreed price given what you now know about its condition. Your Realtor can help you think that through clearly.
The information in this post is based on 20 years of personal experience in Vermont real estate and is intended for educational purposes only. It should not be considered legal, environmental, or professional inspection advice. Always consult a licensed inspector, contractor, or relevant professional for guidance specific to your property and situation.
Ready to Talk Vermont Real Estate?
If you are navigating an inspection and trying to figure out whether to ask for repairs or a credit, that is exactly the kind of conversation I have with buyers every day.
Whether you're thinking about buying, getting ready to sell, or just want an honest conversation before making a move, let's talk.
Call: 802-846-8813 Email: nancy@asknancywarren.com Visit asknancywarren.com for listings, resources, and more.Follow @asknancywarren for real estate and home insights.
