I'll try not to make this boring, but its interseting for those buying soon!! If you’ve ever been through a home inspection or even an escrow, you know it’s a rollercoaster. An emotional rollercoaster. You go from feeling excited and relieved to wait, what’s that in the report? Pretty fast. The inspection period is one of the most active parts of escrow. Around Santa Barbara, I see the same patterns over and over again when it comes to what buyers ask for credits on. Let's jump into those...
The Big 3: Pest, Roof, and Mold
These are the usual suspects. Pest work almost always makes the "Request for Repair" list - especially if there’s visible dry rot, needed tenting, or damage that needs repairing before it spreads. Roof repairs are another common one. And if mold shows up in the report, it’s usually something that has to be addressed for health and insurance reasons, so sellers are generally open to a conversation about it.
The GRAY Area: Old But Working Systems
This is where things get a bit tricky. Buyers often want credits for older systems - HVAC, water heaters, sometimes even electrical panels - especially when the inspector notes they’re “nearing the end of their useful life.” (Very common sentence!) And I get where buyers come from but here’s the catch: if it’s still functioning as intended, sellers are rarely eager to give a credit or replace it. It’s hard to argue with “it works.”
Same goes for roofs that are labeled “end of life” but have no active leaks. From a buyer’s perspective, it feels like a ticking time bomb; from a seller’s perspective, it’s still doing its job. Both sides have a fair point - and that’s where good negotiation and perspective matter.
So, What’s the Best Approach?
If you’re a buyer, go into inspections with realistic expectations. Not every “aged” item is going to equal a credit, and that’s okay - you’re getting the full picture of the home, not a brand-new build. Focus on the issues that affect safety, structure, or function, and prioritize what truly matters to you.
If you’re a seller, be prepared that buyers will ask - because they should. It’s part of the process. The more you can do up front (like pest clearance or roof maintenance), the smoother it will be when your home’s under contract.
Let's Get to the Bottom Line
Inspections aren’t about finding a “perfect” home - they’re about knowing what you’re getting and making smart choices. Credits can be a great tool to bridge that gap when something big comes up, but not every line in the report means money off the price.
If you ever want a second opinion on what’s worth asking for (or what’s reasonable to offer), I’m happy to talk through it. I’ve seen a lottt of inspections and there’s usually a fair path forward for both sides.
The more you know!!
