How to Negotiate After a Home Inspection in San Diego

by Trevor Landress

To negotiate after a home inspection, sort the report into what really matters, then ask the seller for repairs, a credit or a price reduction with proof attached. In San Diego, the goal is to fix real problems without souring a deal in a market where Redfin reported that 36.1% of county sales closed above asking in July 2026.

The short answer

An inspection report is a to-do list, not a pass or fail grade.
Focus your ask on safety, structure and major systems.
You can ask for repairs, a credit at closing or a lower price.
Attach the report pages and a contractor estimate to make your request clear.
Your contract has a deadline for this, so move quickly.

Read the report like a to-do list

Almost every inspection report has a long list of findings. Most homes have some wear, and that is normal. Your inspector is paid to find everything, including small stuff, so a long report does not always mean a bad home. Read it with your agent and highlight the items that affect safety, structure or big systems like the roof, plumbing, electrical and heating.

Sort the list into three piles

Big stuff: safety hazards, structural issues, active leaks, and failing major systems.
Fix soon: items that will need attention within a year or two, like an aging water heater.
Normal wear: cosmetic flaws and small maintenance items.

Your strongest requests come from the first pile. The third pile is usually where requests go to die, and a long list of small asks can annoy the seller. If you already went through a competitive bidding war, as in my guide to winning a multiple offer situation, a big list of tiny asks can hurt your goodwill.

Three ways to ask

Option	How it works	Often makes sense when
Repairs	The seller fixes the problem before closing	The problem is a safety or system issue that needs a licensed professional
Credit	The seller gives you money at closing	You want to choose your own contractor and handle the fix after you move in
Price reduction	The seller lowers the price	The issue is clear, the cost is known and you want a simple solution

CNBC lists repairs and buyer credits, which it also calls seller concessions, among the things buyers can negotiate. Credits can be limited by your loan type, so ask your lender before you count on one. And if you are also thinking about your cash, check my closing costs guide.

How to make your ask land

Put your request in writing and make it specific. "Replace the water heater" works better than "fix plumbing."
Attach the page of the report that shows the problem.
Get a contractor estimate so the number is real.
Ask for one clear outcome, like a credit of a set amount, not a menu of options.
Meet the deadline in your contract, because your right to ask may end when the period does.
Stay friendly. The seller is also trying to close.

What the San Diego market means for your ask

In July 2026, Redfin reported that the average home in San Diego County sold for 99.5% of its asking price, with months of supply at 2.76. That points to a market where sellers still have leverage. If you won your home with a strong, clean offer, picking only the issues that truly matter helps you keep the deal on track. If you waived your inspection contingency, you may not have this option, so read home buying contingencies in San Diego, explained before you write your offer.

What if the seller says no?

You have three choices. You can counter with a smaller ask, accept the home as is, or cancel if your contract still lets you. Cancel only if the issue is a real problem for you, because your deposit may be at risk after the contingency period ends. I cover the deposit in my earnest money guide. Before you decide, get an insurance quote if the issue involves an older roof or wiring, since some problems can make insurance harder to get.

This is not a guarantee

Sellers do not have to agree to anything, and every contract sets its own rights and deadlines. Repair costs and market conditions change. I am a REALTOR, not a home inspector, contractor or attorney, so ask the right professional about repair costs and your rights. If you are not sure how this step fits in, see the home buying process in San Diego, step by step.

My advice for San Diego buyers

Read the full report with your agent the day you get it.
Focus on safety, structure and major systems.
Get an estimate before you ask for money.
Ask in writing, with one clear request.
Watch your deadline.

Call or text me at (619) 402-4614 or send me a message.

Call or text (619) 402-4614 Contact Trevor Landress

Related guides

Frequently asked questions

Can I ask the seller to make repairs after a home inspection?

Yes, if your contract still has an inspection contingency. Put the request in writing, attach the report pages, and meet the deadline.

Is a credit better than repairs?

A credit lets you choose your own contractor and handle the work after you move in. Repairs make sense for safety or system problems you want fixed and documented before closing.

What should I ask for after an inspection?

Focus on safety, structure and major systems. Skip cosmetic flaws and small maintenance items.

What if the seller refuses my repair request?

You can counter with a smaller ask, accept the home as is, or cancel if your contract still allows it. Be careful, because your deposit may be at risk after the contingency period ends.

About the author

Trevor Landress is a San Diego REALTOR® with Coldwell Banker West (DRE# 02126901). He was born and raised in San Diego and has been licensed since 2021.

Trevor helps homeowners sell, guides first-time buyers through the home buying process and assists investors with their next acquisition. His work includes negotiating offers, analyzing market trends, building pricing strategies and running marketing campaigns for his listings.

He serves clients across San Diego County, from coastal communities like La Jolla, Del Mar and Carlsbad to neighborhoods inland.

Trevor is part of the Campbell Group, a three-generation real estate team, and he and the Campbell Group consistently rank as a top producing team at Coldwell Banker West each month. He writes these guides to help San Diego buyers and sellers navigate an ever-changing market.

How I help San Diego home buyers

I guide buyers through the home buying process, from getting ready to make an offer to negotiating terms and reaching the closing table.

How I help San Diego home sellers

I help sellers set a price, prepare and market their home, and work through offers and negotiations to closing.

To talk through your plans, call or text (619) 402-4614 or contact Trevor Landress.

Sources

This guide is general information for San Diego home buyers. It is not legal, tax, lending or financial advice. I am a REALTOR, not an attorney, tax advisor, insurance agent or lender, so please check the details of your own situation with the right professional.