Homebuyer’s Guide to Inspections and Repairs

By Greg Smith

BoulderHomeSource represents the region’s finest properties with exceptional skill, using the most innovative technologies currently available. BoulderHomeSource offers ultimate privacy, security, speed, and efficiency. The team’s years of full-time experience have given them a clear understanding of the mindset of home buyers and sellers and a thorough understanding of the regional marketplace.

Buying a home is exciting until the moment that 80-page home inspection report hits your inbox and your stomach starts to sink. Whether you’re a first-time buyer or have bought before, it can be overwhelming to see a long list of things “wrong” with the house you love. Today, I’ll walk you through how I guide my clients so you can handle your inspection like a pro.

The importance of a home inspection. A home inspection is a general overview of the house and its major systems. It’s a small peek into what’s going on behind the walls, under the floors, and in the systems you can’t see every day. The goal is not to make the house perfect, but to give you the information you need to decide if it’s the right home for you.

The three categories of inspection items. When you first read through an inspection report, it’s easy to feel overwhelmed by the number of items listed. But not everything carries the same weight. Breaking issues into categories helps you focus on what truly matters for your safety, comfort, and budget. Here’s how I guide my clients through it:

Category 1 – Deal-breakers: These are the most serious findings, problems that are so significant you’d walk away from the purchase no matter what. Even if the seller offered to repair them or give you a credit, they’d still make you uncomfortable owning the home. Examples include major foundation failure, severe structural damage, or environmental hazards like widespread mold or asbestos. These issues can impact the safety, livability, and insurability of the property, and they’re rare but critical to identify.

Category 2 – Significant repairs: These are important issues that need to be addressed before you feel confident moving forward. They often involve expensive or essential systems, like a broken furnace, non-functioning air conditioning, a collapsed sewer line, or unsafe electrical wiring. While they can usually be fixed, the cost and urgency make them worth negotiating with the seller for repairs or financial concessions. This category is where most buyers focus their negotiation efforts.

Category 3 – Minor maintenance: These are small, routine repairs or cosmetic issues that won’t affect your decision to buy. Things like a loose doorknob, a leaky faucet, or minor drywall cracks fall here. They’re typically inexpensive to fix and can be handled after you move in. While they’re not worth delaying the purchase over, they’re still helpful to know so you can plan future maintenance.

Why shouldn’t you panic? It’s normal to feel stressed when you see the list of items. But remember, you’re buying a used house, and the seller has probably been living with most of these issues without even realizing it. The key is knowing which issues to address now and which can wait.

How does a good agent help? A good real estate agent will help you prioritize, explain the risks and costs, and negotiate for repairs or credits when needed. This way, you move forward knowing exactly what you’re getting into and how to handle it.

The home inspection process can feel overwhelming, but with the right approach and a clear plan, you can protect your investment and move forward with confidence. If you need help reviewing an inspection report or want expert guidance on negotiating repairs, call or text me at 303-442-3180 or email me at mclean@boulderhomesource.com. I’m here to provide the support and insight you need to make the best decision for your purchase.