Buying a home in Brookhaven can be a thrilling experience—but once the inspection report arrives, your excitement can quickly turn into uncertainty. We’ve guided many buyers through this exact moment, and we know it often feels like you may have asked for too much or not enough. That’s why we want to walk you through how to approach negotiations with clarity and confidence to help you secure a fair deal. In neighborhoods from Ashford Park to Historic Brookhaven, knowing which repairs to ask for—and how to ask—is vital.
Key Takeaways
- Focus on major defects, not minor cosmetic issues
- Use the inspection report as leverage without overreaching
- Prioritize repairs that affect safety, functionality, or long‑term value
- Be open to closing credits as an alternative to seller-performed repairs
Understand What the Inspection Report Really Tells You
Home inspections often uncover dozens of items, but not all deserve equal weight. In Brookhaven, where many homes are older and show expected wear, it’s common to see neutral or non-urgent findings. What really matters is distinguishing between issues that affect livability and those that are simply cosmetic or expected with age.
Why You Need to Separate Deal-Breakers from Cosmetic Issues
- Structural concerns such as foundation cracks, uneven floors, or signs of settling
- Major systems that affect daily living, like aging HVAC units, outdated electrical panels, or plumbing leaks
- Roof or water-intrusion problems including missing shingles, active leaks, or signs of moisture in the attic
- Safety-related issues such as exposed wiring, mold, or evidence of pest damage
- Signs of deferred maintenance that could lead to early failure or costly repairs in the near term
Focusing on these kinds of findings helps you make a repair request that’s serious, justified, and likely to be taken seriously by the seller.
Prioritize What You Really Need Fixed
With a long inspection report, it’s tempting to ask the seller to fix everything—but that’s rarely effective. Instead, we guide buyers in Brookhaven to zero in on repairs that meaningfully affect the home’s value, safety, or habitability. This targeted approach also shows sellers that you’re serious and fair, which often leads to better results.
How to Build a Repair Request That Gets Results
- Highlight safety and livability first: electrical hazards, structural defects, water intrusion
- Target high‑impact systems: roofs nearing end of life, failing HVAC units, old or leaky plumbing
- Avoid cosmetic requests: dated paint, minor cracks, loose fixtures, or worn carpet — these seldom win serious attention
- Require licensed professionals: especially for electrical or plumbing work that must meet code
- Keep the list reasonable: a concise, well-prioritized set of repairs is more persuasive than a laundry list of minor concerns
By prioritizing this way, you protect your interests without appearing overly demanding.
Know When to Ask for Repairs vs. Closing Credits
Sometimes a seller is reluctant, unavailable, or simply prefers not to supervise repairs before closing. In those cases, requesting a closing credit can be a smarter move. Accepting a credit gives you control over quality, contractors, and scheduling while keeping the deal moving forward.
When a Credit Works Better Than a Repair Request
- You prefer to choose your own contractor and materials for quality control or personal taste
- The seller is the investor or out-of-town owner, and coordinating repairs could lead to delays or poor work
- You’re working with a tight closing timeline and don’t want delays from repair schedules
- Your lender requires quick resolution to avoid delays in loan approval or closing
- You want the flexibility to manage discretional upgrades or cosmetic work after moving in
This strategy often satisfies both buyer and seller—and keeps momentum on the deal.
Keep Negotiations Calm, Strategic, and Market-Savvy
How you ask is as important as what you ask for. Emotion-driven or confrontational demands often backfire. We counsel our Brookhaven clients to approach negotiations with professionalism and flexibility. In a competitive market like Brookhaven—especially in high-demand ZIP codes such as 30319—a cooperative stance often yields better results than a rigid demands list.
How to Approach Sellers Without Risking the Deal
- Base requests on the inspection report: present facts, not opinions or feelings
- Avoid ultimatums: instead of "fix this or we walk," offer options like credits or price adjustments
- Be open to compromise: accepting partial repairs or a credit shows flexibility and goodwill
- Let us negotiate on your behalf: as your agents, we can present requests tactfully and manage communication
- Understand the local market context: sellers in Brookhaven often expect negotiation, but also value reasonable, clear requests
This calm and strategic approach helps maintain goodwill—and often preserves the deal while protecting your interests.
FAQs
What if the seller refuses to make any repairs or offer credits?
You can decide whether to move forward, renegotiate the terms, or walk away—depending on your priorities and how serious the inspection findings are. We’ll help you understand the implications and evaluate the home’s value accordingly.
Can I ask the seller to fix cosmetic issues like paint, trim, or outdated fixtures?
You can, but it’s unlikely to succeed. Cosmetic issues rarely impact safety or long-term function, and sellers typically respond only to repairs that affect value or habitability. We recommend focusing on just the essentials.
How do I know which repairs are worth negotiating and which to leave alone?
We’ll review the inspection report together and highlight defects that affect structural integrity, safety, or future cost. If a finding seems more cosmetic or minor, we help you let it go and preserve leverage for important fix‑ups or credits.
Reach Out to SET Real Estate Group Today
Negotiating repairs after a home inspection doesn’t have to be stressful or confusing. At SET Real Estate Group, we’ve helped many buyers in Brookhaven successfully secure fair repairs or credits—especially in neighborhoods like Brookhaven Heights, Brittany, and Ashford Park. Whether you’re buying your first home or upgrading to a larger property, we’ll guide you through every step of the process with clarity and professionalism.
We believe you deserve a home that’s not just beautiful—but reliable, functional, and well-maintained. Reach out to us at
SET Real Estate Group, and we’ll help you negotiate with confidence so you can move forward with peace of mind and the home you want.
*Header photo courtesy of SET Real Estate Group
