10/17/2026
Inspection negotiation report
The ask prioritizes safety, structural, and active defects at repair (not replacement) cost, discounts age-related wear, and is capped at typical negotiation norms. Lender rules may cap seller credits (often 3–6% of price, and never more than your closing costs).
“FOUNDATION: Horizontal crack noted in north basement wall with slight bowing wall.”
Why it matters. Structural movement can worsen and affects insurability and resale.
What to ask for. Have a licensed structural engineer evaluate and repair per their recommendations.
“ELECTRICAL: Federal Pacific electrical panel observed - safety hazard, recommend replacement by licensed electrician.”
Why it matters. Fire and shock hazard; some panel brands are uninsurable.
What to ask for. Have a licensed electrician correct all electrical defects noted in the report.
“ROOF: Multiple missing shingles and lifted flashing at chimney.”
Why it matters. Active or imminent leaks cause water damage, mold, and insurance issues.
What to ask for. Have a licensed roofer repair damaged areas or replace the roof covering.
“HVAC: Furnace 22 years old; recommend service by HVAC contractor, heat exchanger could not be fully evaluated.”
Why it matters. Aging or faulty systems can fail and a cracked heat exchanger is a CO risk.
What to ask for. Have a licensed HVAC contractor service, certify, or replace the system.
“ROOF: Multiple missing shingles and lifted flashing at chimney.”
Why it matters. Chimney defects are a fire and CO hazard.
What to ask for. Have a CSIA-certified sweep inspect, clean, and repair as needed.
“MOISTURE: Elevated moisture readings and efflorescence at basement wall; negative grading at rear yard - repair recommended.”
Why it matters. Moisture is the root cause of most expensive home damage.
What to ask for. Identify the moisture source, correct it, and remediate any affected materials.
“PLUMBING: Active leak observed at kitchen sink drain trap.”
Why it matters. Leaks lead to hidden water damage and mold.
What to ask for. Have a licensed plumber repair all leaks and evaluate supply/drain lines.
“RADON: Radon test result 6.2 pCi/L, above EPA action level.”
Why it matters. Radon is the #2 cause of lung cancer in the U.S.
What to ask for. Install a radon mitigation system and provide a passing post-mitigation test.
“WATER HEATER: Water heater 14 years old.”
Why it matters. Improper relief valve or venting is a safety issue; older units fail without warning.
What to ask for. Have a licensed plumber correct installation defects or replace the unit.
“ATTIC: Bath exhaust fan terminates in attic - recommend venting to exterior.”
Why it matters. Poor venting causes moisture and ice dams.
What to ask for. Correct venting, route exhaust fans outside, and add insulation where deficient.
“GFCI protection missing at kitchen counters.”
Why it matters. Rot spreads and invites pests.
What to ask for. Replace rotted wood and repair/seal siding and trim.
“Downspout extensions missing at front.”
Why it matters. Poor drainage sends water toward the foundation.
What to ask for. Clean, repair, and extend downspouts away from the foundation.
“WINDOWS: Fogged glass / seal failure at two living room windows.”
Why it matters. Failed seals and caulk let in water and raise energy bills.
What to ask for. Repair failed seals and recaulk/weatherstrip openings.
“SAFETY: Missing smoke detector in 2nd floor hallway; garage door auto-reverse failed test.”
Why it matters. Inexpensive fixes that prevent injuries.
What to ask for. Install/repair smoke & CO detectors, railings, and garage door safety reverse.
Request letter
Questions for your inspector
Call or email your inspector with these before your contingency deadline.
- For "Foundation / structural movement": is this an active problem or historical, and what type of specialist should evaluate it before my deadline?
- For "Electrical safety hazards": is this an active problem or historical, and what type of specialist should evaluate it before my deadline?
- For "Roof covering damage / end of life": is this an active problem or historical, and what type of specialist should evaluate it before my deadline?
- For "HVAC system service or replacement": is this an active problem or historical, and what type of specialist should evaluate it before my deadline?
- For "Chimney / fireplace defects": is this an active problem or historical, and what type of specialist should evaluate it before my deadline?
- For "Moisture intrusion / possible mold": is this an active problem or historical, and what type of specialist should evaluate it before my deadline?
Prepared with Punchlist · punchlist.report · Agents: give every client a report like this, branded with your name.
Cost ranges are estimates based on national contractor pricing adjusted for region and are not quotes. This report is not professional, engineering, or legal advice. Confirm with licensed contractors and your agent or attorney.