You had a home inspection and your inspector has provided you with a laundry list of things that need repair. What do I do with this report? Who's going to pay for the leaky roof, electrical problems, air conditioning servicing, and the rest? Take a breath... when most inspectors complete their inspection reports they usually contain several pages of items that you never even knew were in a home. Some of it is because building codes change continually and older homes may not have been built to the same standards.

The fact that your kitchen may not have Ground Fault Circuit Interrupters (GFCI's) or your outside faucets don't have Anti Siphon devices installed is nothing to become alarmed about. These are simply code changes that have occurred over the years since your home was built. Learn about what's in your report and decide for yourself if you should have it fixed.

Most buyers have figured out that if you're going to pay six figures for a house, a couple hundred dollars for a home inspection is money well spent. But what isn't obvious, though, is how buyers, or sellers, should react to the pages of information the inspector hands over. After all, the house isn't perfect.... no house is. Objectively, there is nothing on a home that cannot be fixed. It just comes down to a matter of cost.

An inspection report is first and foremost an objective visual examination of the physical structure and systems of a home, from roof to foundation. It's an objective summary. Next to marriage, death, or taxes... home buying may well be one of the most emotionally charged events you will have to deal with. Try to deal with it as objectively as possible.

Your home inspection report summarizes the condition of a home’s systems, points out the need for major repairs and identifies areas that may need attention in the near future. Your report is intended to maximize your knowledge of the property in order to make intelligent decisions before executing an agreement for sale or purchase.

It's now a matter of negotiations. Should you demand repairs? Well ask yourself these questions; What are the sellers willing to fix? Can you live with the problems? Are they important enough to have fixed? Should you walk away from the deal? It is your money, your future home, and your decision. You have to decide for yourself whether or not it's worth it to you.

Significant problems, such as the roof, heat, electric or plumbing warrant a second look. Get estimates from licensed technicians on what a new roof will cost if the roof is worn out, or it may need a new A/C unit, or needs some electrical or plumbing work. Maybe the foundation has some problems that need to be addressed, get an estimate and outline of repairs from a structural engineer or foundation repair company and base your decisions on how much all those repairs are going to cost you.

Also consider this, if your home has significant foundation problems and repairs are required... what effect will these repairs have on the resale value of the home when it comes time for you to sell it. Ask several Realtors about the resale potential of homes with foundation repairs.

Even if the contract says "as is" you can still usually ask for repairs or back out of the deal. Whether sellers will agree to those repairs is another matter. Some sellers may agree, some may not, and some may be happy to split the difference. Check with your Realtor or Attorney for the exact details of your specific contract.