Help Buyers Stay Calm After the Home Inspection

CHICAGO — Home buyers can get cold feet as they approach closing – and many real estate pros point to one common culprit: the home inspection report.

With rising home prices, buyers may be hesitant to take on additional costs for repairs. Combine that with the aging housing stock – the median home in the U.S. is around 40 years old, with many homes built prior to 1980 – and it may be unrealistic to expect a home to come through an inspection entirely unscathed.

After all, no home is perfect – not even new construction, says Matt Cook, director of business development at HomeTeam Inspection Services, a Cincinnati-based company with over 200 offices nationwide. “A home is a used product,” Cook says. “There’s going to be issues. But everything is fixable. Nothing is really insurmountable.”

Some items that pop up on reports are relatively minor to repair, like a loose railing or missing outlet cover. But even more serious findings – like mold – aren’t always a reason to walk away either. “Mold can be a big, scary thing, but as long as it’s properly treated and taken care of and cleaned … the house can still be good,” Cook says.

Cook acknowledges home inspectors often get labeled as “deal killers” in a real estate transaction – but he says inspectors aren’t there to give buyers cold feet but to help them be prepared for what they’re buying.

After all, “maybe 20-plus items are listed on the report – and there can be this sense of panic,” Cook says. The buyer may believe, “‘Everything is wrong with the house!’ … But most of [these issues] are not that big of a deal."

A real estate professional may be able to help buyers stay calm.

Tips to help buyers stay calm through the home inspection

Cook offers some advice to buyers during the home inspection process:

• Expect some imperfection – it’s normal. No home, not even a new build, is flawless. As Cook says, a home inspection is not a “pass or fail” test – it’s a tool to help buyers make informed decisions
• Understand what’s really a big deal. Cosmetic flaws – like drywall bumps or nail pops – may look worse than they are. Cook notes that structural or foundation issues may be perceived as more serious – but even these can usually be resolved with extra assessments.
• Most issues can be fixed. Structural, electrical and plumbing problems are generally all solvable areas, he says. Bring in the right contractor and get further inspection to address anything that has a buyer concerned.
• Don’t let a long report scare you. “It’s those 50-item reports, even though it’s a lot of small things” that tend to cause buyers panic, says Joe Graziano, a real estate pro with the DeBartoli Real Estate Group, part of Huntington and Ellis, in Las Vegas. But loose railings, torn carpet or slow drains are relatively minor. Graziano reminds his buyers to stay focused on the larger ticket items – like HVACs and roofs – that would be more costly to repair.
• Know what inspections cover – and what they don’t. Inspections evaluate safety and functionality – not code compliance. Extra inspections – like for pools, septic, radon, mold, etc. – may be needed, depending on the location and the home.
• Attend the inspection. Being present helps buyers learn more about the home and may help them feel reassured. Graziano recommends showing up for the final 20 minutes to hear directly from the inspector. “Sometimes hearing it from the inspector will calm those nerves” more than buyers being left interpreting big reports on their own, he says

Don’t panic – negotiate

A good agent can be the voice of reason – helping buyers navigate the report and avoid emotional overreactions. NAR research shows buyers appreciate that: Consumers say one of the top benefits of using a real estate professional is to have an experienced eye point out unnoticed features and faults of a property, according to the National Association of REALTORS®’ 2025 Home Buyers and Sellers Generational Trends Report.

Clients also often appreciate a networked agent who can recommend contractors or specialists when items pose a concern so they can get a second opinion or gather repair estimates.

Graziano says his team often builds relationships with inspectors who will return post-inspection for a small fee to verify repairs before closing. That added peace of mind can be invaluable during the final walkthrough, he says.

The agent's role: Mediating and reassuring

A good agent can be the voice of reason – helping buyers navigate the report and avoid emotional overreactions. Buyers appreciate your input. Consumers say one of the top benefits of using a real estate professional is to have an experienced eye point out unnoticed features and faults of a property, according to the National Association of Realtors®’ 2025 Home Buyers and Sellers Generational Trends Report.

Clients also often appreciate a networked agent who can recommend contractors or specialists when items pose a concern so they can get a second opinion or gather repair estimates. (But be careful to protect your legal risk when making referrals.)

Graziano says his team often builds relationships with inspectors who will return post-inspection for a small fee to verify repairs before closing. That added peace of mind can be invaluable during the final walkthrough, he says.

Further, some real estate agents are turning to pre-listing inspections – where the seller has the home inspected before listing. That can reduce surprises and help avoid deals falling through at the last minute.

“Nothing, in my opinion, should ever scare someone away from the home of their dreams,” Cook says. “It may need to be negotiated or fixed. But buyers just need to have the right deal in place.”

© 2025 National Association of Realtors® (NAR)