Homebuyers should be aware of what an inspection report is — and what it isn’t. The report makes buyers aware of the condition of the property, but it is not a list of repairs that the seller is obligated to make. The seller is under no obligation to produce a “problem-free property,” and needn’t look at the inspection report as a mandatory repair list.

Once an inspection is completed, most repairs are subject to negotiation. The buyer usually requests that certain items on the report be addressed before the close of escrow, and the seller usually agrees to some of these demands. However, this is the seller’s choice, not his obligation.

Sellers have the legal right to refuse to make repairs except where required by state law, local ordinance, or the real estate purchase contract. A smart buyer will use the inspection report as a tool to determine which problems will be the most pressing — and costly — and attempt to negotiate some repairs based on this information. If a problem compromises health or safety, a seller may be eager to address it to assure the sale is completed smoothly. Most sellers are very approachable about such problems as roofing, gas burning fixtures, electrical wiring, or fireplaces.

An inspection consists of a thorough visual examination of a home’s structural components. This usually includes foundation, superstructure, and accessible roofing systems. Heating and cooling systems are activated, plumbing fixtures are operated, electrical fixtures and outlets are tested, and a sampling of doors and windows are tried. The results are reported so the buyer has a working knowledge of significant defects — but are not to be considered a repair list for the seller.