A home inspection can identify dozens of items, from a missing outlet cover to an aging air conditioner. That does not mean every finding belongs on your repair request list after inspection. The goal is not to hand the seller a copy of the full report and ask for a perfect house. The goal is to protect your safety, your investment, and your ability to move forward with clear expectations before closing.
For Las Vegas, Boulder City, and Pahrump buyers, that distinction matters. Desert heat puts real demands on cooling systems, roofs, electrical equipment, and plumbing. A well-organized request list helps you focus negotiations on material concerns instead of getting distracted by ordinary wear, cosmetic issues, or projects you may prefer to control after you own the home.
Start With the Inspection Report, Not a Wish List
Your inspection report is a record of the home’s visible condition on the day it was inspected. It should identify material defects, safety concerns, deferred maintenance, and conditions that need further evaluation. Photos and video are especially useful because they show the seller and both agents exactly what was observed.
A repair request list is different. It is a negotiation document built from the report. It identifies the items you want addressed, the items you may accept a credit for, and the conditions that could change your decision to proceed with the purchase.
That means the list should be selective. Asking for every minor defect can weaken the focus of a legitimate request involving a leaking roof, an unsafe electrical panel, or a failed HVAC component. A detail-oriented inspection sets the bar high by documenting what is present. Your request list should then set clear priorities.
What Belongs on a Repair Request List After Inspection
The strongest requests generally involve defects that affect safety, function, water intrusion, structural performance, or a major system’s expected serviceability. They are conditions that were not reasonably apparent before the inspection or that create a meaningful cost or risk for the buyer.
Safety hazards
Safety concerns should be near the top of the list. Examples include exposed wiring, improperly installed electrical components, missing safety features where required, combustion concerns, damaged stair or guardrail components, or conditions that create a fire, shock, fall, or gas-related hazard.
Not every older home will meet every current building standard, and an inspection is not a code compliance inspection. Still, a clearly unsafe condition deserves direct attention. Ask your agent how the contract and local transaction practices handle repair requests for safety-related findings.
Active water intrusion and plumbing defects
Water is rarely a minor issue when it is actively entering the home or escaping from a plumbing system. Roof leaks, plumbing leaks, damaged drain lines, moisture-damaged materials, and improper drainage that directs water toward the foundation can lead to larger problems if left unresolved.
In Southern Nevada, buyers sometimes assume a dry climate makes water issues less urgent. It does not. A roof opening, failed flashing detail, or concealed plumbing leak can cause damage long before the next major storm or before a small leak becomes visible in daily use.
Major system failures or limited serviceability
The home’s major systems deserve careful attention: HVAC equipment, electrical service and distribution, plumbing supply and drain systems, the roof, water heater, and accessible structural components. A system that is inoperative, improperly installed, leaking, or near failure may belong on the request list.
Age alone is not always a repair request. An older air conditioner that is operating properly may simply be a future budgeting consideration. But an aging unit with documented performance problems, damaged components, or a recommendation for specialist evaluation is a different conversation. The right approach depends on condition, not just the manufacture date.
Structural and building-envelope concerns
Cracks, settlement indicators, damaged framing, roof concerns, deteriorated exterior materials, and conditions that allow moisture or pests into the structure can have significant consequences. These findings may warrant a licensed specialist’s evaluation before you decide whether to request repair, a credit, or additional concessions.
Do not ask a seller to make a vague repair such as “fix foundation issues.” Request the appropriate next step supported by the report, such as evaluation by a qualified structural professional. A clear request is easier to negotiate and less likely to create confusion before closing.
What Usually Does Not Belong on the List
A resale home is not a new construction home. Normal wear, minor cosmetic flaws, dated finishes, and maintenance items are common. Scuffed paint, worn carpet, small drywall blemishes, a loose cabinet pull, or an older but functional appliance may be worth noting for your future plans, but they are not usually the best use of a repair negotiation.
The same is true of improvements you simply prefer. Wanting a different ceiling fan, upgraded countertops, or a newer dishwasher is understandable, but those are ownership choices rather than inspection defects.
There are exceptions. A group of small maintenance problems may point to a broader pattern of neglect. For example, multiple plumbing leaks, unmaintained HVAC equipment, missing smoke alarms, and damaged exterior seals can collectively change the risk picture. Your agent and inspector can help you distinguish isolated minor items from a property that has not been properly cared for.
Repair, Credit, or Price Adjustment?
There is more than one way to resolve an inspection concern. A seller may agree to complete repairs, provide a closing credit where permitted, reduce the purchase price, or decline the request. Each option has trade-offs.
Repairs can be appropriate when a specific issue needs to be corrected before closing, particularly a safety concern or active defect. The request should identify who will perform the work, what standard applies, and what documentation you expect. For major repairs, use properly qualified and licensed contractors when licensing is required. A receipt alone does not always confirm that the work solved the problem.
A credit can give you more control over the repair after closing. This may be preferable when you want to select the contractor yourself or when the seller is unlikely to choose the quality of work you expect. The trade-off is that you take ownership of the issue immediately after closing, and loan rules can limit how credits are structured.
A price reduction lowers the purchase price but does not put cash directly in your pocket for the repair. Depending on your financing, a credit may provide more practical help with an immediate project. Your real estate agent and lender can explain what is feasible for your specific transaction.
Make Each Request Specific and Supported
A vague repair request invites vague results. Use the report’s item number, location, description, and supporting photos when available. State the concern in plain language and identify the desired resolution.
For example, instead of writing, “Repair AC,” a stronger request might state that the air-conditioning system was reported as not cooling properly and request evaluation and repair by a qualified HVAC contractor, with paid invoice and service documentation provided before final walkthrough. The exact wording should be guided by your agent and the applicable purchase agreement.
Kelleher Home Inspections uses HomeGauge’s Create Request List technology to help buyers and agents select report findings and organize them into a clear, shareable negotiation list. This keeps the discussion tied to documented conditions rather than memory, phone calls, or scattered screenshots.
Keep the Negotiation Focused
Your agent is your guide for deadlines, contract language, local customs, and the seller’s likely response. Your inspector’s role is to explain the observed conditions and their significance. Together, that information helps you decide what is reasonable to request and what risk you are willing to accept.
Before submitting your list, ask yourself three practical questions: Would this issue create a safety risk or major expense soon after closing? Was it disclosed or visible before the offer? If the seller says no, would I still want to buy this home at the agreed price?
Those answers help separate high-priority concerns from manageable future projects. They also prepare you for the reality that negotiations involve choices. A seller may agree to the most significant repairs but not every request. In a competitive market, you may decide that a credit, a revised price, or acceptance of a manageable condition is the right path. In another transaction, the inspection findings may reveal that walking away is the safer decision.
Review Repairs Before You Close
If the seller agrees to make repairs, do not wait until moving day to learn what happened. Obtain the agreed documentation, review invoices or reports, and schedule a final walkthrough. For substantial work, consider whether a reinspection or specialist follow-up is warranted before closing.
A focused request list is not about demanding the bare minimum from a seller. It is about making an informed decision with the evidence in front of you. Keep the conversation centered on material conditions, ask for clear resolutions, and carry that same care into your final walkthrough.
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