Brought to you by Scott P. Rogers, Funkhouser Real Estate Group, 540-578-0102, scott@HarrisonburgHousingToday.com
Brought to you by Scott P. Rogers, Funkhouser Real Estate Group, 540-578-0102, scott@HarrisonburgHousingToday.com
Tuesday, September 23, 2025
When buying a home, the home inspection is a key part of the process as it will help you better understand the condition of the property you are purchasing. But it's important to have reasonable expectations when making a repairs request of the seller.
Sellers should not be expected to bring every detail of their home up to 2025 standards.
1. Aging Systems That Are Still Working
You might learn that the roof is 20 years old or that the HVAC system is getting towards the end of its expected life. But if those systems are still functioning properly, it's not reasonable to ask the seller to replace them simply because they're old. Many components in a home have long lifespans, and it's expected that buyers will eventually take on some of those replacements during their time in the home.
2. Routine Maintenance Items
Home inspectors often point out routine maintenance items such peeling paint, cracked caulk, weathered deck stain. These items are normal for most homes and typically fall into the category of ongoing upkeep. Buyers shouldn't necessarily expect the seller to complete a list of minor maintenance tasks that are part of typical homeownership responsibilities.
3. Outdated Building Standards
Just because something in the home wouldn't be built the same way today doesn't mean it's incorrect. Building codes change over time. A home built 25 years ago may have less insulation than a new home, or the deck may have smaller support posts than today's standards would require. If the home met code at the time it was built -- and has functioned safely and effectively since that time -- you shouldn't necessarily expect that the seller will upgrade those features to meet current standards.
Be Reasonable with Repair Requests
It's completely appropriate for buyers to request repairs for significant issues that are newly discovered during the inspection -- like a roof leak, active plumbing problem, or electrical safety hazard. But the goal should be to focus on major items, not a punch list of aging but functional systems, routine maintenance, or code updates.
Sellers should not be expected to bring every detail of their home up to 2025 standards.
1. Aging Systems That Are Still Working
You might learn that the roof is 20 years old or that the HVAC system is getting towards the end of its expected life. But if those systems are still functioning properly, it's not reasonable to ask the seller to replace them simply because they're old. Many components in a home have long lifespans, and it's expected that buyers will eventually take on some of those replacements during their time in the home.
2. Routine Maintenance Items
Home inspectors often point out routine maintenance items such peeling paint, cracked caulk, weathered deck stain. These items are normal for most homes and typically fall into the category of ongoing upkeep. Buyers shouldn't necessarily expect the seller to complete a list of minor maintenance tasks that are part of typical homeownership responsibilities.
3. Outdated Building Standards
Just because something in the home wouldn't be built the same way today doesn't mean it's incorrect. Building codes change over time. A home built 25 years ago may have less insulation than a new home, or the deck may have smaller support posts than today's standards would require. If the home met code at the time it was built -- and has functioned safely and effectively since that time -- you shouldn't necessarily expect that the seller will upgrade those features to meet current standards.
Be Reasonable with Repair Requests
It's completely appropriate for buyers to request repairs for significant issues that are newly discovered during the inspection -- like a roof leak, active plumbing problem, or electrical safety hazard. But the goal should be to focus on major items, not a punch list of aging but functional systems, routine maintenance, or code updates.
