You just got your home inspection report. It is 40 pages long, full of photos, and every page seems to point at something new. A loose outlet cover. A stained ceiling. A water heater that is “near the end of its life.” Now the big question hits you: which of these fixes are actually mandatory?
Here is the short answer. In most cases, no repair is legally required just because a home inspector wrote it down. An inspection report is a list of findings, not a list of orders. But some fixes become a must in real life because a lender, a local code, or a signed agreement says so. Others matter because they put people in danger.
This guide is for buyers, sellers, and investors, especially in the Raleigh, Durham, and Chapel Hill area. It explains:
- The only things that can truly force a repair
- Which problems sellers usually fix to keep a deal alive
- What lenders like FHA and VA will and will not accept
- What you can safely skip or handle later
- How to turn a long report into a short, smart repair list
Who wrote this: This guide was prepared with input from the team at Enteck, a North Carolina company that holds both a home inspector license and a general contracting license. We read inspection reports to find problems, and we also fix those problems on job sites. That gives us a view from both sides of the report.
Are Any Repairs Legally Mandatory After a Home Inspection?
Not by default. A home inspector has no power to make anyone fix anything. Their job is to look, test, and report. What happens next depends on three things.
1. Your lender
If the buyer uses a loan, the lender wants the home to be safe and sound because the home backs the loan. When the appraiser flags a problem, the lender can make that repair a condition before closing. This is the closest thing to a true “mandatory fix.” It is most common with FHA, VA, and USDA loans.
2. Local codes and safety rules
Some cities and counties have rules about safety items, permits, or work done without a permit. A home is usually not forced to meet today’s building code just because it is being sold. Older features are often allowed to stay as they are. But unsafe conditions and unpermitted work can still cause trouble with a lender, an insurer, or a future buyer.
3. Your signed agreement
This is the big one. Once a buyer and seller sign a written repair agreement, those repairs become a legal duty for the seller.
How does it works in North Carolina?
Most home sales in North Carolina use the standard Offer to Purchase and Contract (Form 2T). According to the NC Real Estate Commission, no state law or Commission rule forces a seller to make repairs, and the standard contract says the home is sold in its current condition unless both sides agree otherwise.
Here is what that means for you:
- The buyer can ask. During the Due Diligence Period, the buyer can inspect and request repairs.
- The seller can say no. The seller does not have to agree to any repair.
- A signed form makes it binding. When both sides sign the Due Diligence Request and Agreement (Form 310T), the seller must make the listed repairs.
- Repairs must be done right. The NC Real Estate Commission explains that agreed repairs must be finished in a good and workmanlike manner before settlement, and the buyer has the right to check that the work was done.
- Timing matters. A buyer who is not happy with repair talks should extend the Due Diligence Period in writing or walk away before it ends.
Quick tip: Do not send your repair list at the last minute. Sellers need time to get quotes, and you need time to decide if the answer works for you.
Repairs That Are Usually Treated as “Must Fix”
Even when the law does not force a repair, some problems are so serious that almost every buyer, lender, and insurer will want them handled. Think of these as the repairs that keep a deal alive.
Safety hazards
These come first because they can hurt people.
- Exposed or live wiring, open junction boxes, and missing outlet covers
- Missing GFCI protection near water, like kitchens, baths, and outdoor outlets
- Missing or broken smoke alarms and carbon monoxide alarms
- Gas leaks or a smell of gas near the furnace, water heater, or range
- Missing stair handrails or loose railings on decks and steps
- A water heater with no working pressure relief valve or a bad vent pipe
Structural problems
The frame of the house holds everything up. Problems here get expensive fast.
- Large or growing foundation cracks
- Sagging floors, bowed walls, or doors that suddenly will not close
- Rotted floor joists, sill plates, or beams, often found in crawl spaces
- Deck ledger boards that are not bolted to the house the right way
Roof and water problems
Water is the number one enemy of a house. A small leak today becomes rot and mold later.
- Active roof leaks or missing shingles
- Water stains on ceilings that test wet
- Standing water or high moisture in the crawl space
- Gutters and grading that send water toward the foundation
Major systems that do not work
A buyer expects the basics to work on day one.
- A furnace or heat pump that does not heat or cool
- Plumbing leaks, failed drains, or very low water pressure
- An overloaded or outdated electrical panel, including some brands known for safety problems
- A failed septic system or well, for homes that are not on city services
Pests and health hazards
- Active termites or other wood destroying insects, plus the damage they left behind
- Visible mold growth, especially in attics, crawl spaces, and bathrooms
- Peeling paint in homes built before 1978, since it may contain lead
- High radon test results
From the field: In the Triangle, crawl space moisture is one of the most common findings we see. Damp crawl spaces lead to wood rot, mold, and pest activity. Fixing the water source is usually cheaper than fixing the damage it causes.
Must Fix, Should Fix, or Can Wait? A Quick Guide
Not every item in your report deserves the same attention. Use this table to sort your list in minutes.
| Priority | What it covers | Common examples | Who usually handles it |
| Must fix | Safety risks, lender conditions, active damage | Exposed wiring, gas leaks, active roof leaks, termites, missing handrails, peeling paint in a home built before 1978 on an FHA loan | Seller before closing, or a price credit agreed in writing |
| Should fix | Problems that will get worse or cost more soon | Crawl space moisture, old water heater, clogged gutters, worn caulk around tubs and windows, minor grading issues | Open to negotiation between buyer and seller |
| Can wait | Cosmetic items and normal wear | Scuffed walls, small drywall cracks, loose cabinet hinges, worn carpet, dated fixtures | Buyer after move in |
Rule of thumb: If a problem can hurt someone, stop a loan, or cause more damage every month it waits, put it at the top of your list. If it only affects how the home looks, leave it off your repair request.
Lender Required Repairs by Loan Type
The type of loan the buyer uses can turn a “nice to fix” item into a true requirement. The home inspection and the appraisal are two different things. The inspector works for the buyer. The appraiser works for the lender, and the appraiser’s notes are what can hold up a loan.
FHA loans
FHA loans follow HUD’s minimum property standards, which focus on safety, security, and soundness. Common items appraisers flag include:
- Peeling or chipping paint in homes built before 1978
- A roof with active leaks or less than about two years of useful life left
- Exposed wiring and missing handrails
- Heating, electrical, or plumbing systems that do not work
- Water that drains toward the foundation
- Signs of termite damage or active pests
According to Real Estate U, flagged FHA repairs must be done before the loan closes, and the appraiser comes back to check the work.
VA loans
VA loans have their own minimum property requirements. The goal is a home that is safe, sound, and sanitary. North Carolina is one of the states where Veterans United lists a wood destroying insect inspection as required for VA loans. If termites or damage turn up, treatment and repairs are usually needed before closing.
USDA loans
USDA rural loans use standards close to FHA. Expect the appraiser to look closely at safety items, working systems, and the condition of wells and septic systems, which are common in rural parts of the Triangle.
Conventional loans
Conventional loans are the most flexible. The appraiser may still flag major safety or structural issues, but small items rarely stop a closing. That flexibility is one reason sellers sometimes prefer conventional offers.
Tip for sellers: If you expect an FHA or VA buyer, fix the cheap and easy items before you list. Scraping peeling paint, adding a handrail, and replacing a cracked window cost little but can save weeks of delay.
What Sellers Usually Fix and What They Refuse?
Every deal is different, but most negotiations follow a pattern. Sellers are far more willing to fix problems that any buyer would raise. They push back on requests that feel like upgrades.
Sellers usually agree to
- Safety issues like wiring, gas, and missing alarms
- Active leaks in the roof or plumbing
- Termite treatment and related wood repair
- Anything the buyer’s lender requires to close
- Broken systems that were supposed to work, like a dead AC unit
Sellers often refuse
- Cosmetic fixes like paint colors, old carpet, or dated lights
- Small items a buyer can handle in an afternoon
- Upgrades, such as replacing an old but working water heater
- Items the buyer could clearly see during the showing
- Long lists with dozens of minor items
Your options when a repair is needed
There is more than one way to handle a problem. Pick the one that fits your timeline and comfort level.
- Seller makes the repair before closing. Good for safety items and lender conditions. Ask for receipts and use a licensed contractor.
- Seller gives a credit or price cut. The buyer gets money at closing and controls the work after move in. This is often the cleanest choice.
- Both sides split the cost. Useful for big items like a roof or HVAC system near the end of its life.
- Buyer accepts the home as it is. Makes sense in a hot market or when the price already reflects the condition.
- Buyer walks away. In North Carolina, this must happen before the Due Diligence Period ends. The buyer usually gets the earnest money back, but the due diligence fee is generally not refundable.
Why credits often beat seller repairs: A seller trying to save money may pick the cheapest fix available. When you get a credit, you choose the contractor and the quality of the work.
How to Turn a Long Report Into a Smart Repair Plan?
A long report does not mean a bad house. Even new homes show up with dozens of notes. Here is a simple way to sort it out.
- Read the summary first. Most reports put the major findings at the front. Start there before you get lost in small details.
- Circle anything about safety, water, or structure. These are your top priorities.
- Check with your lender. Ask if the appraisal flagged anything that must be done before closing.
- Get real repair quotes. A guess is not a number. Quotes help you ask for a fair credit and show the seller you are serious.
- Ask the inspector questions. A good inspector will explain what a finding means and how urgent it is.
- Send a short, focused request. Five important items get more respect than fifty small ones.
- Verify the work. Before closing, have someone check that agreed repairs were done the right way, not just done.
Why it helps to have one team on both sides
This is where a lot of buyers and investors get stuck. The inspector finds the problem, then you are left calling around for contractors who may not understand the report. Repairs get done, but not always to the standard the inspector had in mind.
At Enteck, we hold both a home inspector license and a general contracting license. That means we can inspect the home, explain which findings truly matter, and then handle the repairs with code compliant work. For clients in Raleigh, Durham, and Chapel Hill, that often saves time during a tight Due Diligence Period. If you are looking at a report right now and are not sure where to start, our team is happy to talk it through.
Frequently Asked Questions
Does a seller have to fix everything on a home inspection report?
No. A home inspection report is a list of findings, not a list of required repairs. In North Carolina, the seller only has to make repairs they agree to in writing, plus anything needed to meet the buyer’s loan conditions if they want the sale to close.
Who pays for repairs after a home inspection?
It depends on what the buyer and seller agree to. The seller may pay for the repairs, give a credit at closing, or split the cost. Sometimes the buyer accepts the home as it is and pays for repairs later.
What is an unreasonable repair request?
Asking the seller to fix cosmetic items, small handyman jobs, or things that were clearly visible when you toured the home. Asking to replace a working system just because it is old is also seen as a stretch.
Can I back out of a home purchase after the inspection?
In North Carolina, a buyer can end the contract for any reason before the Due Diligence Period ends. After that date, backing out can cost you your earnest money.
Do sellers have to fix code violations?
Not always. Many older homes have features that were fine when they were built. A seller usually does not have to bring the whole home up to today’s code. But serious safety problems and work done without a permit can still cause issues with lenders and insurers.
Should I get a follow up inspection after repairs?
Yes, it is a smart move. A follow up inspection confirms the agreed work was actually done and done properly. In North Carolina, the buyer has the right to verify repairs before closing.
Is a credit better than having the seller do repairs?
Often, yes. A credit lets you hire your own contractor and control the quality. It also avoids delays if the seller has trouble finding someone before closing.
Final Thoughts
So, what fixes are mandatory after a home inspection? Legally, very few on their own. The repairs that truly must happen come from three places: the buyer’s lender, real safety and code concerns, and the written agreement between buyer and seller.
The smart move is to focus on what matters most. Put safety, water, and structure at the top. Let cosmetic items go. Get real quotes, ask clear questions, and make sure every agreed repair is done the right way before you close.
A home inspection is not meant to scare you away from a house. It is meant to help you buy or sell with your eyes open.
This article is for general information and is not legal or financial advice. Contract terms and lender rules can change, so talk with your real estate agent, attorney, or loan officer about your specific deal.
