Inspection Repair Request Letter: Free Template for Buyers

In short: Fill in the names, address, inspection details and your list of issues, choose repairs, a credit or both, and get a courteous letter that points back to your purchase agreement's inspection terms. Have your agent or an attorney review it before it goes out.

This tool is for a home buyer who has just received an inspection report and wants to put a request to the seller in writing. You enter the facts, choose whether you are asking for repairs, a credit or both, and the page assembles a letter. Nothing you type is sent anywhere: the letter is built in your browser, and you copy or download it yourself. It is a template, not legal advice.

How these requests usually go

After an inspection, a buyer typically reads the report, decides which findings matter, and tells the seller what they would like done. The request is normally short, specific and polite. The seller might agree, decline, or offer something in between, such as doing part of the work or giving a credit. A letter that is clear about what you want and by when tends to get a clearer answer than a long list of complaints.

The most important point is that your purchase contract governs. It usually describes how and by when inspection requests have to be made, and what each side can do next. Read that section before you send anything, and treat the deadline in the contract as the real deadline, not the response date you put in this letter. The letter says that the request is made under the inspection terms of the purchase agreement, so that the two documents point the same way.

Using the form

Enter the buyers' and sellers' names as they appear in the purchase agreement, the property address, the inspection date and the inspector's name or company. Then list the issues, one per line. The best lists are specific: say what was found, where, and which page or section of the report describes it. A list of a few items that matter reads better than every line of the report.

The select box changes the letter. Choose repairs if you want the seller to fix the items before closing, a credit if you would rather handle the work yourself after closing, or both if some items suit each approach. Only the paragraph that matches your choice appears. Finally, set a response date that is realistic and falls inside the contract's timing.

Choosing between repairs and a credit

Repairs put the work in the seller's hands, which can mean quicker fixes but less control over who does it and how well. A credit puts the money and the decision in yours, and the details usually need to be written into an amendment or other closing paperwork. The CFPB's closing explainer notes that a seller credit is an amount the seller has agreed to contribute to your closing costs and that it shows on your Closing Disclosure, so ask your lender how any agreed credit has to be documented. Some buyers prefer a credit for safety or structural work precisely so they can choose the professionals who do it.

Worked example

Dana and Sam receive their inspection report two days after the inspection. They mark three findings: a stain on the ceiling under an upstairs bathroom, a loose handrail on the basement stairs, and a water heater the inspector flagged for further evaluation. They enter the three issues, one per line, with report page numbers, choose "both", and set a response date that sits comfortably inside the window in their contract. They show the draft to their agent, who suggests asking a plumber to look at the bathroom first so the request describes the cause. They update the list, send the letter the way the contract directs, and keep a copy.

Before you send it

• Have your buyer's agent or a real estate attorney review the letter. Contract terms, deadlines and how notices must be delivered vary, and a missed requirement can matter.
• Send it the way your contract says to send notices, not just by text or email, unless the contract allows it.
• Keep your inspection report and any quotes with your copy.
• If the seller agrees to something, get it in writing and signed by both sides.

This page does not make any claim about the law in your state. If you are unsure whether a request is allowed, or what happens if the seller says no, ask an attorney or your agent.

Questions people ask

Should I ask for everything on the report?

Usually not. Many reports list minor items. Prioritize safety, major systems and anything that could be expensive, and let your agent advise.

Can the seller say no?

Yes, they can decline or counter. What happens next depends on your contract, so read it or ask your agent.

Does this letter replace the contract?

No. The letter is a written request. Any agreement should be documented as your contract requires.

Related: the home inspection checklist, the final walkthrough checklist, and the home buying timeline checklist.