One of the most common phrases inspectors hear after an inspection—especially during negotiations—is:
“We’ll just fix what’s on the report.”
On the surface, that sounds reasonable. The inspection identified problems, repairs were made, boxes were checked, and everyone moves forward. Deal done.
But in real life, this mindset is one of the most common reasons buyers end up frustrated, surprised, or financially stressed after closing.
Because a home inspection report is not a repair checklist. And fixing the listed items doesn’t always fix the problem.
A Real-World Example: The “Fixed” Leak That Wasn’t
Imagine a home inspection finds water staining on a ceiling below a second-floor bathroom. The report notes evidence of past leakage and recommends repair and monitoring.
The seller hires a contractor. The drywall is replaced. The stain is gone. A receipt is provided.
On paper, the item is “fixed.”
But what didn’t get addressed?
- Why the leak occurred
- Whether plumbing connections were properly reconfigured
- Whether moisture entered surrounding framing
- Whether ventilation issues contributed to condensation
Three months after closing, the new owner notices bubbling paint in the same area. The leak wasn’t solved—it was temporarily hidden.
The inspection report wasn’t wrong. The repair was incomplete.
Inspection Reports Document Symptoms, Not Guarantees
Inspectors document what is visible and accessible at the time of inspection. They identify concerns, patterns, and risks. What they can’t always do is:
- Open walls
- Disassemble systems
- Predict how long a repair will last
That’s why “fixing the report items” without understanding root cause is risky.
A repair that addresses symptoms instead of causes often leads to:
- Repeat failures
- Additional damage
- Higher long-term costs
Another Common Scenario: The Electrical “Correction”
An inspection notes multiple electrical issues:
- Double-tapped breakers
- Missing bonding
- Improperly labeled panel
An electrician is hired. The visible issues are corrected. The panel looks cleaner. The invoice says “repairs completed.”
But the underlying issue—an overloaded or outdated electrical system—was never evaluated. The home still struggles under modern electrical demand.
The report items were addressed. The system limitation remains.
Why This Happens So Often in Real Estate Transactions
Real estate timelines encourage speed, not depth.
Sellers want to:
- Satisfy lender or buyer requirements
- Avoid delays
- Minimize repair costs
Buyers often just want confirmation that something was “handled.”
In that environment, repairs tend to focus on:
- The specific item mentioned
- The fastest acceptable solution
- What will pass reinspection, not what will last
That’s not negligence—it’s how transactions work. But buyers should understand the limitation.
Repairs vs. Corrections vs. Solutions
This is where confusion sets in.
- A repair fixes a visible issue
- A correction brings something into safer condition
- A solution addresses the underlying cause
Inspection reports often lead to repairs or corrections. They don’t automatically guarantee solutions.
For example:
- Replacing damaged trim doesn’t solve drainage problems
- Adding insulation doesn’t fix moisture intrusion
- Patching cracks doesn’t stop foundation movement
Those require broader evaluation.
When “Fixed” Is Enough—and When It Isn’t
Sometimes, fixing the report item is enough:
- A loose handrail
- A missing GFCI outlet
- A leaking shutoff valve
These are isolated, well-defined issues.
But when findings involve:
- Moisture
- Structural movement
- Repeated past repairs
- System-wide deficiencies
Simply checking the box is rarely sufficient.
The Hidden Cost of Incomplete Repairs
Buyers often assume:
“If it was fixed before closing, it won’t be my problem.”
Unfortunately, incomplete repairs tend to fail after ownership changes—when warranties are unclear and leverage is gone.
That’s when buyers discover:
- Repairs were cosmetic
- Contractors addressed symptoms only
- Documentation doesn’t reflect full evaluation
The cost doesn’t just come from redoing the repair—it comes from collateral damage that occurred in the meantime.
How Buyers Should Think Differently After an Inspection
Instead of asking:
“Did they fix the item?”
A better question is:
“Did they address why this happened?”
Sometimes that means:
- Requesting further evaluation
- Accepting a credit instead of a repair
- Planning for future work knowingly
An inspection is most valuable when it helps buyers make informed decisions, not when it creates a false sense of closure.
Final Thought
Fixing what’s on the report can make a deal move forward.
Fixing the right problem makes ownership smoother.
A good inspection doesn’t promise perfection—it helps buyers understand where repairs end and responsibility begins. Knowing that difference can save thousands of dollars and years of frustration.
