Buyers often treat every bolded line in an inspection report as a crisis. Most are not.
Worth pressing hard
- Active leaks, moisture intrusion with unknown extent, or mold that needs scoping
- Electrical panels or wiring called out as unsafe (double-tapped breakers, Federal Pacific, aluminum branch circuits when flagged)
- Structural movement with recommended engineer review
- Roof near end of life and evidence of active water entry
Usually negotiate differently (or not at all)
- Cosmetic wear, dated finishes, and “monitor” items without failure evidence
- Single failed GFCI or smoke detector (cheap fixes; still do them)
- Generic “older system” notes with no defect, remaining life estimate, or safety issue
Ask the inspector: What would you want fixed before you moved your own family in? That answer is usually shorter than the report.
Use Dwellchecker to score severity and capital exposure so “negotiate” is backed by dollars, not vibes.