The Home Inspection Is Complete. Now What?

A practical guide for North Shore buyers and sellers

You've found a home you love, agreed on a price, and completed the inspection. Then the report arrives with photographs, technical descriptions, and a list of items that may feel longer than expected.

Take a breath. A detailed report doesn't automatically mean you've chosen the wrong home. Even a beautifully maintained property can have issues worth addressing. The next step is to understand what the findings mean and decide how to move forward.

Start with perspective

A home inspection helps you understand the property's condition and prepare for ownership. Some findings may call for immediate attention; others can become part of your future maintenance plan.

That distinction is especially helpful when buying an older North Shore home. The question is not simply, "Is this new?" It's, "Does it work properly, is it safe, and does it need further evaluation?"

Ask your inspector to explain anything unclear, including the urgency of a recommended repair and whether a specialist should take a closer look.

Review the report promptly

Inspection deadlines can arrive quickly. Under the inspection-with-requests provision of the commonly used Illinois Multi-Board Residential Real Estate Contract 8.0, notice of requested resolution for major component defects is generally due within five business days after acceptance, not five days after receiving the report. Your signed contract, selected provisions, and any agreed extensions determine your actual deadlines.

Share the findings with your attorney and real estate agent promptly so there is time to discuss your options and prepare an appropriate response.

Focus on the issues that matter

An inspection report can also serve as a useful ownership checklist, but every recommendation does not necessarily belong in a repair request.

When your contract permits requests, focus your discussion on qualifying defects involving major components and health and safety issues, such as the roof, sewer, electrical, plumbing, or structural components. Under the Multi-Board 8.0 provision, routine maintenance and cosmetic items are excluded, and age alone does not make a functioning, safe component defective.

Your broker and attorney can help determine which findings fall within your contract's inspection terms.

Consider possible solutions

When negotiations are permitted, buyers and sellers may agree to repairs before closing, a closing credit, or a price adjustment. A buyer may also decide to proceed without requesting changes.

The best solution depends on the problem, the time available, and the preferences of both parties. A credit can give the buyer more control over the work after closing, while a repair may resolve a concern beforehand. Any proposed credit should also be reviewed with the buyer's lender.

For sellers: respond thoughtfully

Receiving inspection requests can feel discouraging, especially when you have cared for your home for years. Review each concern with your agent and attorney before responding.

A clear, measured reply, whether accepting a request, proposing an alternative, or asking for more information helps both sides make informed decisions.

Move forward with clarity

An inspection is an opportunity to understand the home more fully. With perspective, timely communication, and guidance from your agent and attorney, you can decide what needs attention and whether the purchase still makes sense.

Thinking about buying or selling on the North Shore? Reach out to me. I'll help you navigate each step with clear guidance and a practical approach.