Quick answer: When a home inspection report comes back, fix things in this order: safety hazards first, then active water problems, then major systems, then everything else. Use licensed trades for electrical, plumbing, and HVAC, keep invoices and photos for the buyer, and schedule repairs early so they're done before closing.
A 40-page inspection report can feel like a verdict on the whole house. It isn't. Most reports are full of minor maintenance items mixed in with a handful of things that really matter. The trick is knowing which is which, and getting the important ones done right before closing day.
I’m Cory Falkner, owner of Brown Dog Builders. Here is a way to organize an inspection repair list before discussing scope and timing with a contractor.
The four tiers of inspection repairs
| Tier | What it includes | Examples |
|---|---|---|
| 1. Safety | Anything that could hurt someone | Exposed wiring, missing GFCI protection, double-tapped breakers, missing handrails, loose railings, smoke and carbon monoxide detectors, gas leaks, water heater discharge pipe issues |
| 2. Water | Anything letting water in or leaking | Roof leaks, plumbing leaks, crawlspace moisture, poor grading, clogged or missing gutters, failed flashing, rotted trim |
| 3. Systems and structure | Big-ticket items that affect how the house works | HVAC problems, failing water heater, sagging floors, foundation cracks, damaged framing |
| 4. Maintenance and cosmetic | Everything else | Caulk, loose hardware, sticking doors, minor drywall cracks, worn weatherstripping |
These categories help organize the conversation; urgency takes priority. A suspected gas leak, immediate electrical hazard, or serious structural concern needs prompt assessment by the appropriate professional. Buyer, lender, and contractual requirements also matter.
Conditions to discuss with the right professional
- Crawlspace moisture. Ask a qualified professional to assess standing water, wet insulation, or signs of persistent moisture and identify the source before choosing repairs.
- Wood rot. Trim, fascia, window sills, and deck boards take a beating from humidity and rain.
- Grading and drainage. Water that drains toward the house instead of away from it.
- Wood-destroying insects. Termite activity or damage is common enough in Tennessee that many buyers order a separate inspection.
- Electrical updates in older homes. Missing GFCIs, ungrounded outlets, or outdated panels.
For sellers: how to respond to a repair request
- Read the buyer's repair request with your realtor and sort it into the four tiers.
- Get a licensed contractor to price the items in writing.
- Decide what to repair, what to offer as a credit, and what to decline. Your realtor will guide the negotiation.
- Schedule the work as soon as terms are agreed. Inspection timelines in a contract are short.
- Keep every invoice, receipt, and before-and-after photo. Buyers often re-inspect.
For buyers: what to ask for
Discuss priorities with your agent and relevant professionals. A credit may be an option for some repairs, but lender requirements and the purchase agreement can limit what is practical. Do not assume urgent work can wait until after closing.
Why licensed, documented repairs matter
Repairs done before closing are usually rushed. That's exactly when corners get cut. Use a licensed contractor who:
- Coordinates licensed electricians, plumbers, and HVAC techs where required
- Pulls permits when the work needs them
- Provides a written invoice describing exactly what was done
- Takes before-and-after photos you can forward to the other side
That paperwork protects sellers if questions come up later, and it gives buyers confidence the work was actually done.
Discussing an inspection repair list
Start by identifying the report items, any agreed repair terms, and the deadline. Call Cory to discuss the scope and availability. Before work begins, confirm pricing, responsible trades, permits, and the completion records you need.
Frequently asked questions
What repairs are mandatory after a home inspection in Tennessee?
There is no single answer for every transaction. Ask your agent, lender, and legal adviser what the purchase contract, financing conditions, and applicable rules require.
How fast can inspection repairs be done before closing?
Ask for a schedule based on the actual scope, required permits, specialist availability, and materials. Confirm any deadline before authorizing work.
Should sellers make repairs or give a credit?
Discuss the scope, risk, timing, contract, and lender requirements with the professionals handling the sale. The best approach depends on the transaction.
Do I need receipts for inspection repairs?
Yes. Keep written invoices and photos. Buyers often re-inspect, and documentation avoids disputes at the closing table.
Helpful Tennessee resources
Licensing information checked October 10, 2026. Confirm current rules and local requirements for your specific project.
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