You ordered a home inspection, the report came back with 30 items, and now you're wondering: what do I ask the seller to fix? The home inspection is one of the most powerful leverage points in a real estate transaction — but only if you know how to use it strategically. In the Antelope Valley, where homes range from 1970s ranch-style to brand-new construction, inspection findings vary wildly. Here's how to negotiate repairs like a seasoned buyer.
What a Home Inspection Covers in the Antelope Valley
A standard home inspection in Palmdale or Lancaster costs $350-$500 and takes 2-3 hours. The inspector evaluates the roof, foundation, plumbing, electrical, HVAC, water heater, appliances, windows, doors, insulation, ventilation, and exterior grading. In the AV, inspectors pay special attention to foundation settling (desert clay soil expands and contracts), roof condition (UV and wind damage are accelerated here), HVAC systems (both AC and swamp coolers), and evidence of water intrusion from flash floods.
What Sellers Are Required to Fix
California law does not require sellers to fix anything disclosed in an inspection — but it does require sellers to disclose known material defects. The distinction matters. Sellers have no legal obligation to repair cosmetic issues, normal wear and tear, or items that function but are old. However, if a property is being financed with an FHA or VA loan, the lender's appraiser will flag safety and habitability issues that must be resolved before closing: missing handrails, peeling paint on pre-1978 homes (lead paint risk), broken windows, active roof leaks, non-functional plumbing, and exposed wiring.
The Request for Repair: How to Write It Strategically
- Focus on health, safety, and structural items — foundation cracks, electrical hazards, roof leaks, plumbing failures, HVAC non-function
- Skip cosmetic items — paint scuffs, minor drywall cracks, old carpet. These weaken your negotiating position
- Get estimates from licensed contractors before submitting your request — sellers take dollar figures more seriously than vague descriptions
- In a competitive market (Palmdale median $455K-$485K), limit your request to 3-5 critical items rather than a 20-item wish list
- Frame the request as protecting the transaction: 'These items will likely be flagged by the lender's appraiser and must be resolved for financing'
Repairs vs. Seller Credits: Which Is Better?
| Factor | Seller Completes Repair | Seller Credit at Closing |
|---|---|---|
| Quality control | Seller picks contractor — you may not like the work | You pick your own contractor after closing |
| Timeline risk | Repair must be done before closing — can delay escrow | No delay — credit applied at closing |
| Lender approval | Lender verifies completion | Must be within lender's allowable credit limits (3-6% of price) |
| Cost transparency | You see the finished repair | You control the budget and scope after closing |
| Best for | Major structural/safety items that must be resolved for loan approval | Non-urgent items where you want to choose quality and contractor |
Real Negotiation Scenarios in the Antelope Valley
Scenario 1: Inspection reveals a 25-year-old roof with 3-5 years of remaining life. The seller won't replace it ($12,000-$18,000). Your move: request a $5,000-$8,000 credit toward closing costs so you can start a roof fund. Scenario 2: Foundation cracks with evidence of recent movement. Your move: request the seller pay for a structural engineer report ($400-$600). If repairs are needed, negotiate repair completion before closing or walk away. Scenario 3: HVAC system is original (1990s) and barely functional. Your move: request $4,000-$6,000 credit or full replacement before closing — this is a habitability issue that FHA/VA appraisers will flag.
When to Walk Away
Not every deal is worth saving. Walk away if the inspection reveals foundation failure requiring $20,000+ in structural repairs and the seller refuses any concession. Walk away if you discover unpermitted additions that the seller won't remove or legalize — these create liability and insurance headaches. Walk away if the seller's response to legitimate repair requests is hostile or dismissive — this attitude often signals more problems after closing. Your earnest money is protected as long as you're within your inspection contingency period (typically 17 days in California).
Get an Agent Who Fights for Your Repairs
The inspection negotiation is where a great buyer's agent earns their commission. At De Tu Lado Casas, we attend every inspection, review the full report, prioritize the items that matter, and craft a Request for Repair that gets results without killing the deal. Call Elizabeth Huerta at (661) 537-5099 for a free consultation — bilingual, experienced, and always on the buyer's side.
Frequently Asked Questions
How much does a home inspection cost in Palmdale or Lancaster CA?+
A standard home inspection in the Antelope Valley costs $350-$500 depending on the home's size, age, and whether additional inspections are needed (termite, septic, pool, roof). The inspection takes 2-3 hours and covers all major systems. Elizabeth Huerta at De Tu Lado Casas recommends inspectors who know AV-specific issues. Call (661) 537-5099.
Can a seller refuse to make repairs after a home inspection in California?+
Yes. California sellers have no legal obligation to make repairs — the inspection contingency gives the buyer the right to cancel, not the right to force repairs. That said, most sellers will negotiate because a failed transaction costs them time and money. The key is strategic negotiation: focus on safety and structural items, provide contractor estimates, and be willing to accept credits instead of completed repairs.
What is the difference between a repair request and a seller credit?+
A repair request asks the seller to fix specific items before closing — the seller chooses the contractor. A seller credit is a dollar amount the seller contributes at closing, reducing your out-of-pocket costs, so you can make repairs yourself after closing. Credits give you more control over quality, but FHA limits seller credits to 6% and conventional loans cap at 3-6% depending on down payment.
Should I get a home inspection on a new construction home?+
Absolutely. New construction homes in Palmdale and Lancaster still have defects — poor grading, missing insulation, plumbing leaks behind walls, and electrical code violations are found regularly. A pre-closing inspection ($350-$500) catches these issues while the builder is still responsible for corrections under warranty. Never skip this step.
Questions? We're Here.
Talk to Elizabeth — Hablamos Español
Bilingual real estate agent serving Palmdale, Lancaster, Quartz Hill, and all of Antelope Valley. No pressure, no jargon.