Why Inspections Are So Painful in a Buyer’s Market
If you have sold a home before, you probably know that the inspection period is never fun. But in today’s market, that stress has taken on a new life. As the tide shifts toward buyers in many parts of the country, sellers are finding themselves stuck in a new kind of standoff. And it all comes down to the inspection report.
A recent viral post on Reddit captured this perfectly. A seller shared their story of dealing with back-to-back buyers who came in strong, then hit them with nitpicky inspection requests. We are not talking about major repairs either. These were lists filled with cosmetic tweaks like recaulking, screw tightening, and changing the direction of a sprinkler head.
In one case, the buyer walked away even after the seller agreed to fix every item on their list and brought in professionals to make the updates. The result? The home sat on the market for two months, and by the time it was relisted, the seller had to slash the price and offer concessions just to stay competitive.
Inspections Have Become Punch Lists
In a competitive seller’s market, buyers are often forced to waive inspections just to get their offers considered. But when the power shifts and buyers have options, the inspection becomes a tool for negotiation. Or more accurately, a second round of negotiation.
What used to be a step to uncover major structural or safety issues has started to feel like a shopping list. Buyers want picture-perfect homes. And some are using the inspection to push for every possible improvement, even on nearly new properties. Missing door stop? Add it to the list.
Why Is This Happening?
There are a few key factors driving this trend:
- Buyers are paying more than ever, so expectations are sky-high. If someone is shelling out $500,000 or more, they want it to feel flawless.
- Some buyers have no DIY experience and see even minor repairs as overwhelming.
- Social media and HGTV have created unrealistic ideas of what “move-in ready” looks like.
- Many buyers are risk-averse and assume every issue could snowball.
The result? Even well-maintained homes with clean inspection reports are not safe from renegotiation.
What Sellers Can Do
If you are a seller entering this market, there are ways to protect your sanity.
First, consider pre-inspections. While not everyone will trust them, providing your own inspection report can help filter serious buyers and show you are being transparent. It also gives you a chance to address any issues on your own terms before the listing goes live.
Second, decide in advance what you are willing to fix and what you are not. Be clear about that with your real estate agent. If a buyer presents a long list of petty items, offering a closing credit can be a cleaner solution than chasing down multiple contractors.
And third, don’t be afraid to say no. If a buyer walks because you refused to repaint a garage ceiling or adjust a fan setting, they probably were not your buyer anyway.
What Buyers Should Understand
Buyers should absolutely use inspections to protect themselves from financial surprises. But there is a difference between identifying true defects and nitpicking because you think you can. Overusing the inspection period as leverage can backfire. You risk losing credibility with the seller, and in some cases, your real estate agent may even be apologizing to the other side for your demands.
If the home is safe, sound, and priced fairly, accept that some wear and tear comes with the territory.
A Changing Market Brings Growing Pains
The market is clearly in transition. In hot markets, none of this happens. But as things cool, expectations shift and emotions run high. Buyers want perfection. Sellers want fairness. And everyone wants to close without drama. Until then, expect more friction. More back and forth. And more frustrated posts like the one that sparked this conversation.
If you are buying or selling and feeling overwhelmed by inspection battles, I get it. I am not actively representing clients, but I have a trusted network of real estate professionals across the country who know how to manage these challenges with calm and clarity. If you want a solid referral, just reach out and I will make the connection.
