What to Do After Your Home Inspection: A Step-by-Step Action Plan

Understanding Your Timeline

Before diving into the report, know your deadlines. In a standard Washington State residential purchase agreement:

• Inspection contingency period: Typically 5-10 days from mutual acceptance (check your specific contract — in competitive Seattle markets, buyers sometimes agree to shorter periods)
• Response deadline: You must deliver your repair request (or notice to terminate) before the contingency expires
• Seller response: Typically 3 days to respond to your repair request

Work backward from your deadline. If your contingency expires on Friday, you need your repair request sent by Wednesday at the latest to give yourself room for back-and-forth.

Day 1-2: Review and Understand the Report

Your first priority is understanding what the report actually says. This does not mean reading all 40 pages line by line — it means identifying the findings that matter.

Option A: Use Viorly (5 minutes)

Upload your report to Viorly and get an AI-powered analysis that categorizes every finding by severity, estimates repair costs, and identifies gaps in coverage. This gives you a prioritized action list immediately.

Option B: Manual Review (2-4 hours)

If you prefer to read the report yourself, start with the summary section. Then focus on items marked with codes indicating safety concerns (S), deficiencies (D), or repair recommendations (R). See our guide to inspection report codes for help decoding the terminology.

What to Focus On

Separate findings into three categories:

1. Safety and structural issues — electrical hazards, foundation concerns, roof failures, water intrusion affecting structure
2. Major system repairs — HVAC near end of life, plumbing issues, significant roof wear, sewer line problems
3. Maintenance and cosmetic items — these are expected in any home and typically not worth negotiating over

Day 2-3: Get Context on Major Findings

For any item in category 1 or 2, you need more information before you can negotiate effectively.

Call Your Inspector

Your inspector is available to answer questions about their findings. Ask specifically:

• How urgent is this? Immediate safety concern vs. will need attention in 1-3 years?
• Is this typical for homes of this age and style in this area?
• Would you recommend a specialist evaluation for any of these items?

Get Repair Estimates

For items you plan to negotiate on, having a real cost estimate strengthens your position significantly. Contact contractors for the major items. In Seattle, expect these timelines for estimates:

• HVAC companies: usually same-day or next-day phone estimate
• Roofers: 1-3 days for an in-person estimate
• Electricians and plumbers: 1-2 days
• Foundation/structural: 3-5 days (these take longest)

If your timeline is tight, Viorly's cost estimates can serve as a reasonable starting point for negotiation while you wait for formal quotes.

Schedule Specialist Inspections (If Needed)

Common specialist follow-ups for Seattle-area homes:

• Sewer scope: If not already done, this is essential for Seattle homes with older clay or concrete pipes. Costs $250-400.
• Structural engineer: For foundation cracks, settling, or retaining wall concerns. Costs $400-800.
• Electrician evaluation: For homes with knob-and-tube wiring, Federal Pacific panels, or aluminum wiring. Costs $150-300.
• Mold testing: If the inspector noted visible mold or conditions likely to produce mold. Costs $300-600.

Day 3-5: Build Your Repair Request

Now that you understand the issues and have cost context, work with your real estate agent to build your repair request. This is a formal document that goes to the seller.

What to Include

• Safety items: Always ask for these to be repaired. Sellers are generally receptive because they are liable for known safety hazards.
• Major repairs with cost documentation: Include your estimates. Ask for either the repair to be completed before closing or a credit toward closing costs.
• Items requiring specialist evaluation: Request that the seller allow and pay for specialist inspections on specific items.

What NOT to Include

• Cosmetic issues (paint, minor drywall dings, landscaping)
• Normal wear and tear for the home's age
• Items that were visible during your showing (you already priced these into your offer)
• A laundry list of 30 minor items (this signals inexperience and often backfires)

For more detail on this step, see our guide on how to negotiate repairs after a home inspection.

Day 5-7: Negotiate and Decide

The seller will typically respond in one of three ways:

1. Accept all repairs — great, move forward
2. Counter with partial repairs or credits — most common outcome, work with your agent to evaluate
3. Reject everything — you must decide whether to proceed as-is, counter again, or exercise your contingency and walk away

Credits vs. Repairs: Which to Choose?

In most cases, a credit (money off closing costs or purchase price) is better than asking the seller to complete repairs. Why:

• You control who does the work and the quality standard
• Sellers tend to choose the cheapest contractor available
• Credits are simpler to verify at closing
• You avoid disputes about whether the repair was done adequately

The exception: safety items that must be resolved before you move in, like a non-functional furnace in December or exposed wiring.

When to Walk Away

Walking away is always an option during your contingency period. You should seriously consider it when:

• The inspection reveals major structural issues the seller will not address
• Repair costs significantly exceed what you budgeted
• The findings suggest systematic deferred maintenance (one major issue is fixable; ten suggest a pattern)
• Environmental hazards (mold, asbestos, lead) are extensive
• The seller's response suggests they are hiding known problems

Walking away protects your earnest money and lets you find a home that does not start your ownership with a five-figure repair bill. There will be other houses.

After You Reach Agreement: Preparing for Closing

Once you and the seller agree on repairs or credits:

• Get the agreement in writing as an addendum to your purchase contract
• If seller is completing repairs, request receipts and contractor licenses
• Schedule your final walkthrough to verify completed repairs
• Start lining up contractors for items you will handle after closing
• Build your post-move-in maintenance plan — Viorly can generate a personalized calendar based on your home's specific systems

Quick Reference: Post-Inspection Checklist