If your home inspection finds major problems, you generally have four options during your contingency period: renegotiate the price, request the seller make repairs, ask for a credit toward closing, or cancel the purchase. A major issue is rarely a deal-breaker. It is leverage and information that lets you make a confident, fully informed decision.
What counts as a “major” problem in a home inspection?
A major problem is a defect that affects safety, structural integrity, or your wallet in a significant way, not the cosmetic stuff like a sticky door or chipped paint. In San Diego homes, the issues that tend to move the needle include foundation or slab cracking, an aging or failing roof, outdated electrical panels, active plumbing or sewer-line failures, water intrusion, and HVAC systems at the end of their life. Older properties in neighborhoods like North Park, La Mesa, or coastal Encinitas also commonly show evidence of moisture, corrosion, and prior unpermitted work. During a buyer’s inspection, our inspectors document each finding with photos and plain-language explanations so you can tell a true safety concern from a minor maintenance item.
What are my options after a bad inspection report?
You typically have four paths, and you can combine them. First, renegotiate the purchase price to reflect the cost of needed work. Second, request the seller complete specific repairs before closing. Third, ask for a credit at closing so you control the repairs yourself. Fourth, if the contingency period allows and the problems are severe, walk away and recover your deposit. In California’s standard residential contract, your inspection (investigation) contingency is what protects this right, so timing matters. The report gives you the documented evidence to support whichever route you choose.
Can I cancel the purchase if the inspection is bad?
Yes, as long as you are still within your investigation contingency window, you can generally cancel and keep your earnest money deposit. This is exactly what the contingency exists for. That said, walking away is not always necessary. Many “scary” findings, like an older roof or a dated electrical panel, have known, quotable repair costs. Once you understand the real number, you may find renegotiating makes more sense than starting your San Diego home search over. Your real estate agent will help you weigh the market, the home, and your timeline before you decide.
Will the inspector tell me how serious the problem really is?
Yes. A good report does not just list defects, it puts them in context. Joseph Romeo, our owner and lead inspector, is an InterNACHI Certified Professional Inspector (CPI) and a California-licensed General Contractor (CSLB #1113143) with over 20 years of experience, so findings come with a contractor’s perspective on what repairs typically involve. When something falls outside a general inspection’s scope, we recommend the right specialist. We may suggest a sewer scope for older clay lines, thermal imaging to trace hidden moisture, or a dedicated roof inspection. We also note visible signs of wood-destroying organisms, but an official WDO clearance must come from a licensed pest control company, which we can coordinate for you.
Should I get repair estimates before I respond to the seller?
Absolutely, and this is where buyers gain real leverage. A line in a report that says “evidence of foundation movement” sounds alarming until you have a licensed contractor’s estimate that turns it into a concrete number. Repair costs vary widely by scope, materials, and the contractor, so get written quotes before you request a credit or price reduction. The clearer your documentation, the stronger your negotiating position. As inspectors, we cannot tell you exactly what a third-party repair will cost, but our detailed reports give your contractors precisely what they need to quote accurately.
What if I’m the seller and my home has major issues?
If you are selling, you would rather find major problems on your terms than during a buyer’s inspection that derails the deal. A pre-listing seller’s inspection lets you address or disclose issues upfront, set a realistic price, and avoid last-minute renegotiation surprises. For San Diego condos and apartment buildings, remember that California’s SB-326 (condos and HOA-governed buildings, inspected at least every nine years) and SB-721 (apartment buildings with three or more units, first inspection deadline January 1, 2026, then every six years) require inspection of exterior elevated elements like balconies, decks, and stairways. We handle commercial and multi-unit inspections across the county as well.
A major finding is not the end of your purchase, it is the moment good information pays off. The Real Estate Inspection Company / San Diego Home Inspection, Inc. serves all of San Diego County, from La Jolla and Del Mar to Chula Vista, Escondido, and Oceanside, plus parts of southwest Riverside County. Call us at (619) 752-4399 or contact us to schedule your inspection and walk into your next negotiation fully informed.
