Sample repair report
Typical range $13,400–$17,800 — per-issue estimates below.
Single-family home, brick veneer, older construction with attached garage, basement, and enclosed sunroom
Hazards that can hurt someone or cause serious damage. Lead your negotiation with these.
Patio, sunroom ceiling, bedroom ceiling, garage, and under kitchen sink (disposal)
The inspector found open electrical wiring and junction boxes without covers in multiple spots, including exposed splices at the disposal and in the garage. Live connections that are exposed create shock and fire risk and must be enclosed by a licensed electrician.
Exterior patio, kitchen counter outlets, and bathrooms
The home lacks ground-fault (GFCI) outlets in wet locations where they are now required for shock protection. Adding GFCI outlets protects against electrocution near water.
Main panel, sunroom
The panel has an unsecured cover, mismatched breakers of different brands, and is hard to access, and the home has solid aluminum wiring on 120-volt circuits. These conditions raise fire risk and should be evaluated and corrected by a licensed electrician. Budget note: if the panel must be replaced, expect roughly $2,000–$3,500.
Throughout, near sleeping areas
No CO detectors were found even though the home has gas appliances and an attached garage; Colorado law requires them near bedrooms. Additional smoke detectors are also recommended. These are life-safety devices and are inexpensive to install.
Garage interior walls/ceiling
The fire-rated wall between the garage and living space has holes in it. These openings let fire and fumes pass into the home and should be sealed to restore the fire barrier.
Garage, door to living space
The door between the garage and the house is not a fire-rated door and its self-closing device is missing. A proper rated, self-closing door is required to slow the spread of fire and fumes into the home.
Garage vehicle door
The opener failed the safety test, meaning the door may not reverse when something is beneath it. This is a crushing hazard for children and pets and needs adjustment or repair.
Laundry area furnace
The furnace is very old and shows excessive rust and unusual flame/rollout at the heat exchanger, which can allow carbon monoxide into the home. It should be evaluated and certified safe by an HVAC technician before use. Budget note: if the heat exchanger is cracked, full replacement typically runs $4,000–$7,000.
Laundry area
The gas water heater is beyond its normal 15-year life, is rusted at the tank and fittings, has its vent flue patched with tape, and the safety relief (TPR) discharge pipe is missing or too short. These are scald and combustion-gas safety issues; replacement with proper venting, a full-length TPR pipe, and an expansion tank is the practical fix.
SW corner patio
A required guardrail is missing at a raised area of the patio. Without it there is a fall hazard, and a code-compliant rail should be added.
Basement stairs
The handrail ends stick out instead of curving back into the wall, which can catch clothing and cause falls. This is a simple fix to make the stairs safer.
Kitchen
The freestanding electric range has no anti-tip bracket, so it could tip over if a child stands or leans on an open oven door. The bracket is inexpensive and quick to install.
Basement bathroom
The bathroom outlet was found miswired and ungrounded, which is a shock hazard near water. An electrician should correct the wiring.
Basement bathroom shower
The light over the shower may not be a wet-rated fixture, which is a shock and fire hazard in a wet area. It should be replaced with an approved shower-rated fixture.
Under kitchen sink / main water line
The grounding clamp is attached to plumbing under the kitchen sink instead of the main water line where it enters the basement. Proper grounding is important for electrical safety and should be relocated by an electrician.
Expensive systems that need repair or near-term replacement.
Basement, above water heater
The inspector noted corrosion and blistering on the copper supply lines above the water heater, a sign the piping is failing. Affected sections should be repaired by a plumber before they leak.
Main waste line
The inspector recommended scoping the main waste line with a camera because most of it is hidden and its condition is unknown. A hidden break or blockage can be a very costly surprise, so it is worth checking before closing.
Basement waste plumbing
Two different types of black and white plastic drain pipe were glued together, which is not an approved connection and can leak or fail. A plumber should install a proper coupling.
Sunroom / rear patio
The sunroom sits directly on a concrete patio with no foundation, and the patio has settled and damaged the exterior siding. Water may be reaching the framing, so it should be evaluated and stabilized. Budget note: if underpinning or a new foundation is needed, costs can climb well past this range.
Front porch exterior
The brick veneer at the porch has tilted about 3/8 inch away from the house. This can indicate movement and, left alone, may loosen and fall; a mason should evaluate and repair it.
SW corner of house, retaining wall
The block retaining wall has a large gapped crack, showing the wall is moving or failing. Repair is needed to keep it from collapsing and to protect the grade around the foundation.
Attic
The inspector noted minimal attic ventilation and sap bleeding in the framing, signs the attic overheats. Poor ventilation shortens roof life and can cause moisture problems; added venting is recommended.
Backyard deck
The deck posts are in contact with soil (promoting rot), it was not built to best practice, and a stair meant for indoor use is weathering poorly. Repairs are recommended to keep the deck safe to use.
Basement bathroom
The bathroom exhaust fan discharges into the space above the bath instead of outdoors. This dumps moisture where it can cause rot and mold; the duct should be routed to the exterior.
Basement bathroom
The ceiling above the shower is damaged, which can indicate a past or ongoing water leak. The source should be found and the ceiling repaired to rule out hidden rot or mold.
Cheap fixes — still worth counting, because they add up.
Roof
The metal flue pipe on the roof is heavily rusted and missing its storm collar, which can let water enter around the pipe. Replacing the cap and storm collar prevents leaks.
Kitchen, under sink
The drain line from the disposal angles upward instead of downward, which can cause slow draining and backups. A plumber should re-slope the drain.
Patio, A/C condenser
The outdoor A/C unit has hail-bent cooling fins and damaged or missing insulation on the refrigerant line. Straightening fins and re-insulating the line improves efficiency; the unit was otherwise serviceable.
Yard, wood fence
Sections of the wood fence are leaning and loose. Re-setting posts and securing the panels will restore it.
Basement bathroom shower
The shower surround has failed and moldy caulk and grout and the valve drips from the handle. Re-caulking, regrouting, and repairing the valve stops water from getting behind the walls.
Upper bathroom
The sink drain stopper doesn't work and the tub has failed caulk, moldy caulk, and a chip. These are small repairs to restore function and prevent moisture problems.
Laundry and closets
The laundry room door is damaged and some bypass closet doors are off their tracks. Simple repairs or adjustments will restore them.
Front entry door
The main entry door has a damaged jamb, which can affect how well the door seals and locks. Repair improves security and weather-tightness.
Roof gutters
The gutters have debris buildup and minor damage. Cleaning and small repairs keep water flowing away from the house.
Exterior walls
The inspector noted minor siding damage, loose or missing masonry, and areas needing tuck-pointing (mortar repair). Addressing these keeps water out of the walls.
Back patio
The exterior hose faucet needs to be sealed where it enters the wall to prevent water from getting behind the siding. This is a quick caulking fix.
Under deck
The inspector saw damage to sprinkler water lines under the deck. These should be repaired so the system works and doesn't leak.
Fill in the placeholders, forward it to your agent, and start the conversation.
Dear [Seller Name / Seller's Agent],
Re: Property at [Property Address]
Thank you for allowing us to complete our home inspection on [Date]. The licensed inspection identified 37 actionable deficiencies, including 15 that are safety hazards. Based on typical local contractor pricing, the most-likely cost to address these items totals approximately $15,500. We are writing to request a repair credit reflecting these documented conditions.
The safety items are our first concern and include:
- Open wiring and uncovered junction boxes at multiple locations ($400–$1,200)
- Missing GFCI protection at exterior, kitchen, and baths ($150–$500)
- Electrical panel defects and aluminum branch wiring ($400–$1,500)
- No carbon monoxide detectors; smoke detectors needed ($150–$450)
- Holes in the garage firewall ($150–$500)
- Non-fire-rated garage-to-house door, missing self-closer ($300–$800)
- Garage opener auto-reverse not functioning ($100–$350)
- Aging furnace with rusted heat exchanger and flame rollout ($150–$500 to evaluate/certify)
- Water heater past lifespan with improper venting and short/missing TPR pipe ($1,500–$2,800)
- Missing guardrail at the raised patio ($300–$1,000)
- Basement stair handrail not returned to wall ($75–$250)
- Range missing anti-tip device ($30–$100)
- Basement bath outlet miswired and ungrounded ($150–$400)
- Shower light fixture not rated for wet use ($100–$300)
- Grounding clamp on wrong location ($100–$300)
The major (higher-cost or system-level) items include:
- Corroded copper supply piping above water heater ($200–$600)
- Main sewer line recommended for camera scope ($200–$500)
- Improper ABS-to-PVC drain connection ($150–$500)
- Sunroom built on a settling patio with no foundation ($500–$2,500)
- Brick porch veneer tilting away from the house ($500–$2,000)
- Major crack in the block retaining wall ($500–$2,500)
- Inadequate attic ventilation ($300–$1,200)
- Deck rot exposure and unsuitable exterior stair ($300–$1,500)
- Damaged ceiling above the basement shower, possible leak ($150–$600)
- Basement bath fan venting into the attic space ($150–$500)
A number of additional minor items were also noted in the report.
To resolve these findings, we request one of the following:
1) A credit at closing of $15,500, or
2) Repairs completed by licensed contractors prior to closing, with paid receipts and documentation provided for our review.
We value moving this transaction forward and are happy to share the full inspection report. Because our contractual objection deadline is approaching, we ask for your written response by [Date]. Thank you for your prompt attention.
Sincerely,
[Buyer Name]
Each issue is priced at typical national US contractor rates for the specific fix the inspector called for — not a teardown-to-replacement worst case. The likely figure is the most probable cost; the range around it reflects how much the price genuinely varies with scope and finish.
The headline number sums the likely cost of every issue, and the typical range accounts for the fact that across many repairs, some come in high and some come in low — they don't all hit their extremes at once.
These are national averages, not quotes: your local labor market can run higher or lower, and no number here is a contractor bid. They're built to give you a credible, evidence-based ask within your objection window — get local bids for final pricing on big-ticket items.
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