Grand Rapids homeowner, agent, and home inspector reviewing inspection findings in a kitchen

How do I handle inspection repair requests when selling my Grand Rapids home?

ByJason Pohlonski

When you’re selling your Grand Rapids home and you get an inspection request, it can feel like the sale is suddenly on hold. You’ve accepted an offer and want things to move forward smoothly, but now you’re facing a list of repairs or concerns that could impact your timeline, your net proceeds, or even the deal itself. Inspection requests are a normal part of the process, but knowing how to handle them can make all the difference between a sale that closes and one that falls apart.

Inspections matter because they’re often the last big hurdle before closing. Most buyers’ financing depends on the home passing certain standards, and sometimes lenders have specific requirements for issues like roof age, electrical safety, or water intrusion (CFPB). That means as a seller, how you respond to inspection requests directly affects your sale’s likelihood of closing on time and for your expected price.

Quick Answer

Handling inspection requests as a Grand Rapids seller comes down to evaluating the repair list, understanding what’s reasonable, and negotiating solutions that keep your sale on track. Some requests are minor, while others may be deal-breakers, especially if they relate to safety, structure, or lender requirements.

You’re not obligated to fix everything, but you do need a clear strategy for what to address, what to push back on, and how to keep communication professional and timely. If you’re dealing with this, I’m happy to walk through it with you.

1. Evaluating the Inspection Report: What Matters Most

Once you receive an inspection request, start by reviewing the full inspection report with your listing agent. Focus on issues that are safety-related, structural, or could threaten closing—such as electrical hazards, roof leaks, or foundation problems. These often impact not just the buyer’s peace of mind but also their lender’s willingness to fund the mortgage (NAR).

“Jason’s take: In Grand Rapids, I see inspection concerns most often with older roofs, aging furnaces, or past water issues. If your home has a known problem, it’s better to address it up front or be prepared for it to come up in negotiations.”

If the report lists minor cosmetic items, you can usually stand firm and decline to address those. Focus your energy and budget on anything that could halt financing or dramatically affect your home’s value.

2. Deciding What to Repair, Credit, or Decline

After reviewing the requests, decide which items you’re willing to fix, which you might offer a credit for, and which you’ll decline. Credits can be a smart way to keep things moving without the hassle of scheduling repairs yourself, especially if the market is busy or you’re already out of the house.

“Jason’s take: In our current Grand Rapids market, sellers who offer reasonable credits for big-ticket repairs often keep deals alive—even if they don’t agree to every request. It’s about showing goodwill without overcommitting.”

Always weigh the cost and timing of repairs. If you’re unable or unwilling to address certain requests, communicate your reasoning clearly. Sometimes, pushing back on less critical items is the right move, especially if your home was priced with its condition in mind.

3. Managing the Timeline and Keeping Your Sale on Track

Inspection negotiations can add days or even weeks to your closing timeline, depending on how quickly both parties respond and how complex the repairs are. Stay organized by keeping all communication in writing and tracking repair deadlines in your purchase agreement.

If you’re making repairs, use licensed and insured contractors whenever possible, and keep receipts for all completed work. This documentation is essential for satisfying buyer and lender requirements, especially if the buyer’s loan is FHA, VA, or RD, which can have strict repair standards.

If the market isn’t responding to your listing post-inspection, it may be time to reconsider your repair strategy or offer additional credits to keep the deal moving.

4. Negotiation Tactics: Protecting Your Bottom Line

Negotiating inspection requests is about finding a balance between keeping the sale together and protecting your net proceeds. Don’t be afraid to counteroffer or ask your agent for advice on where to draw the line. Remember, you’re not required to accept every request—especially if the home is attracting strong interest or you have backup offers.

It’s important to know when to stand firm. If the buyer’s requests seem excessive or unrelated to safety and function, it’s okay to push back. Sometimes, reminding the other party of the home’s price, age, and market conditions is enough to reach a compromise.

If the buyer’s financing is at risk due to an inspection item, prioritize those repairs or credits first, as they’re most likely to impact your closing.

Real Seller Case Study: Grand Rapids Inspection Negotiation

A Grand Rapids seller I worked with recently received a long list of inspection requests after accepting a full-price offer. The inspection report flagged an aging water heater and some minor electrical issues. The seller was initially overwhelmed, but after reviewing the report together, we focused on the two items most likely to affect the buyer’s FHA loan. The seller agreed to replace the water heater and provide an electrician’s receipt for minor repairs. We declined cosmetic requests. The buyer accepted, and the sale closed on time with no reduction in price. By targeting only what truly mattered to the transaction, the seller avoided unnecessary expense and delays.

Grand Rapids Market Insight

In the Grand Rapids market, most sellers see at least some inspection requests—especially for homes built before 1990. The key trend I’ve noticed is that sellers who handle inspection negotiations quickly and transparently are far more likely to close on time. Delays or miscommunications can cause deals to fall apart, but clear documentation and prompt responses keep sales moving.

Frequently Asked Questions About Selling in Grand Rapids

  • Do I have to fix everything on the inspection report?
    No, you’re not required to fix every item. Focus on safety, structure, and lender-required repairs. Your agent can help you prioritize what matters most.
  • What happens if I refuse to make repairs?
    If you decline important repairs, the buyer can negotiate, walk away, or accept the home as-is. This depends on your contract and market conditions.
  • How long do I have to respond to inspection requests?
    Most Grand Rapids purchase agreements specify a deadline (often 3–5 days) for response. Meeting deadlines keeps your sale on track.
  • Can I offer a credit instead of making repairs?
    Yes, offering a credit at closing is common and can simplify things, especially if you’re short on time or the repairs are extensive.

Related Resources

About the Author


Jason Pohlonski
 is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout Grand Rapids, East Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.

Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.

With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.

Industry Recognition

Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.

Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.

Professional Disclosure

Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE, Grand Rapids, MI 49546

📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com

This article reflects real client experiences and market conditions in Grand Rapids and surrounding communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.

This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or floodplain determination advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, or property risk.

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