If you’re getting ready to sell your home in Ashland or the surrounding areas, there’s one part of the process that almost always brings questions: the buyer’s home inspection. Here’s a simple walkthrough of what happens, what buyers usually do next, and how you can stay calm and prepared.

What the inspection period actually is

Most buyers have around 10 days to complete their inspections, though every contract is different. Your agent should review your exact timeline with you so you know the deadline. During this window, the buyer hires inspectors, reviews the reports, and takes a deeper look at your home.

On the last day of their inspection period, we usually get two things:
• The buyer’s inspection report
• Their repair requests (yes, even if they wrote the offer “as-is”)

It’s normal. “As-is” doesn’t stop buyers from asking.

Why sellers get frustrated, and why it’s normal

When the request list shows up, many sellers say the same thing:
“They’re not buying a brand-new home. What do they expect?”

I get it. But buyers didn’t know about these issues when they wrote their offer. So it’s common for them to ask about things like:
• Termite treatment
• Roof shingles that look worn
• Safety concerns
• HVAC or electrical items
• Missing HOA documents

Inspectors are paid to find things. They’ll find them even in new construction. Don’t take it personally, and don’t panic when the list looks long.

What you can do once the list arrives

You get a set number of days to respond. You’re not rushed. You can think it over, talk through your options, and get quotes if needed. Here are your choices:

1. Accept the requests

If you agree to everything, the repairs must be done before closing. Keep receipts. Buyers will want to see them at their final walkthrough.

2. Counter

Maybe you agree to a few items. Maybe you’d rather offer a credit at closing so the buyer handles it themselves.
A credit comes out of your proceeds, and not all buyers want one. Your agent should check before you offer it.

3. Decline the requests

You can say no to everything, but it’s risky. The buyer usually gets 5 more days to decide whether they still want the home. They can cancel and get their earnest money back during that time.

Tips to make the inspection stage easier

• Fix small, obvious items before you hit the market. It keeps the list shorter.
• Ask your agent whether a pre-listing inspection is a good idea for your home.
• Remember: home warranties don’t cover pre-existing problems. Buyers often want proof things are working before closing.

The bottom line for sellers in Ashland, Ohio

About 15 percent of contracts fall apart, and many of them fall apart during inspections. That’s why having an agent who understands the process, negotiates well, and communicates often makes a big difference.

Take a breath. Look at your options. This is just one step on the way to closing.

If you ever want to talk through inspections, repairs, or getting your home ready for the market in Ashland County, I’m here to help.

~Written by Wendy Anderson