Utah FSBO guide to handling inspection requests: triage issues, choose repair vs credit vs price change, and document it correctly on the REPC.
That inspection report you just got will be 30 pages long and will make your house sound like it is falling down. It is not. It is just thorough.
Your buyer hired someone to find problems, so do not take it personally. Your job now is to separate noise from real issues, keep inspection and appraisal in their own lanes, and respond in writing without volunteering to become a weekend contractor.
A home inspection is an independent look at condition so the buyer can learn about safety concerns, major systems, and maintenance before closing. It is for information and negotiation, not to set value.
An appraisal is the lender’s opinion of value. If you mix them, you will negotiate the wrong thing twice. For that piece, keep Low Appraisal on a Utah FSBO? Your Real Options bookmarked, but handle it separately.
Utah’s standard contract creates the framework for this. The Utah REPC structure sets due diligence, seller disclosures, and how changes must be made in writing. If you have not read it closely, your The Utah REPC, Explained for FSBO Sellers refresher will save you. Forms and deadlines change, so work from the current version you actually signed.
Buyers often forward the whole report with a highlighted wishlist. You do not have to respond item by item. Group it.
1. Safety and structure. Active water intrusion, electrical hazards, gas leaks, failed smoke or CO alarms, deck or stair failures, roof leaks, furnace heat exchanger issues. These tend to scare lenders and insurers, so they are hard to ignore.
2. Major systems near end of life. 20-year-old furnace that technically runs, sewer line with roots, AC that will not hold a charge, water heater leaking at the base. Not immediately dangerous, but expensive and predictable.
3. Cosmetic and maintenance. Loose caulk, scuffs, drippy faucet, cracked switch plate, “recommend gutters cleaned.” Most buyers expect you to say no here.
Quick triage checklist for your reply draft:
If you are in a master-planned community, check your Selling a Utah HOA Home Without Last-Minute Chaos notes, too. Some exterior items are not even your call.
You have four standard responses. Pick the one that matches the problem, not the loudest email.
| Lever | When it works well | Watch out for |
|---|---|---|
| Repair by licensed pro | Safety defects you want cleared for lender, like missing handrail or double-tapped breaker | You now own timeline, permits, and re-inspection risk |
| Credit at closing | Multiple small-to-medium items, buyer wants control | Lender may cap credits. Title has to show it correctly |
| Price reduction | Major system at end of life that price did not already account for | Reduces net but may not help buyer with cash to repair |
| No change, stand firm | Cosmetic asks, or issues you already priced in and disclosed | Buyer can walk if still in due diligence, per contract |
Worked example: Buyer asks for $8,000 off for a 22-year-old furnace, plus $400 for exterior caulking and a loose toilet seat.
You could reply: “Furnace: we priced with age in mind, but we will offer a $2,000 credit to acknowledge remaining life. Caulk and toilet seat: we will not make a change, those are routine maintenance.” You addressed the expensive item without resetting your whole price, and you politely declined the honey-do list. That is the tone you want. Calm, specific, numbers included.
Keep your timeline in mind. If you are approaching your due diligence deadline, review Utah Due Diligence Deadlines Without the Drama before you stall. A slow response can become a termination notice.
Verbal yeses cause closing-day chaos. Utah’s REPC expects amendments and addenda to be in writing and signed. Use that.
Your Utah FSBO guide has the general flow, but for inspections specifically:
Example language that holds up better than a promise: “Seller to have furnace serviced and gas leak at furnace union repaired by licensed HVAC contractor, with invoice provided to buyer by [date], at seller expense not to exceed $X. No further furnace credit.” You named the scope, the pro, the proof, and the cap.
And please save earnest money for last. If negotiations collapse, where earnest money goes in Utah depends entirely on what you both signed and whether deadlines passed.
The fastest way to turn a small fix into a dispute is to promise to do it yourself this Saturday. Avoid that.
Reasons not to self-perform:
Better moves:
Also be consistent with what stays. That loose shelving and the smart thermostat can become arguments when you are already negotiating. Double-check What Stays With the House in a Utah Sale? before you throw “we will include the fridge” into the mix to smooth things over.
A short script you can paste into your counter:
“Thanks for the inspection review. We grouped items into safety, major systems, and maintenance. We agree to [specific licensed repair or credit] for [specific issue]. We are not making changes for [cosmetic items]. If this works, please sign the attached addendum by [date and time] and we will schedule work. Let us know.”
Direct, documented, and done.
Next step: pull your signed REPC, check your due diligence deadline and your existing seller disclosures, then build your one-page triage list using the table above. Send a clean, written response through the proper addendum and copy your title officer.
This is general information, not legal advice. Utah real estate rules and forms change, so verify current requirements with the Utah Division of Real Estate or a Utah real estate attorney.