🧰 Repair Requests That Make or Break Deals in Chicago

November insight: Navigate post-inspection repairs before winter slows everything down

In Chicago, the weeks after a home inspection can make or break a deal. As temps drop and contractors book up, how you handle repair requests—especially for roofs, foundations, and HVAC—often determines whether you close smoothly or stall out. Here’s what we see most often and how to manage it like a pro.

🏠 Roofs: Aging Shingles, Leaks & Ice-Dam Risk

Common disputes

• End-of-life shingles with granule loss

• Active or historical leaks around chimneys, skylights, or valleys

• Poor attic ventilation that invites winter ice dams

How to handle

• Ask for a licensed roofer evaluation with photos + a written estimate.

• Prioritize leak repairs and flashing now; plan replacement vs. credit based on remaining service life.

• Consider a seller credit if full replacement can’t be scheduled before closing.

🧱 Foundations & Structure: Settlement vs. Structural

Common disputes

• Step cracks in masonry, mortar deterioration (tuckpointing needed)

• Sloping floors, sticking doors/windows, porch footing movement

• Chronic water intrusion along perimeter walls

How to handle

• Separate cosmetic cracking from movement with moisture.

• Get an engineer or structural contractor letter when movement is suspected.

• Pair structure fixes with drainage improvements (downspout extensions, grading) to prevent recurrence.

• If scope is uncertain, negotiate a repair credit + professional assessment post-close.

❄️ HVAC: Heat Reliability Before the Deep Freeze

Common disputes

• Furnaces past typical service life or lacking maintenance records

• Cracked heat exchangers, CO safety concerns

• Oversized/undersized systems or poor duct performance

How to handle

• Request a full HVAC tune-up report (combustion analysis, CO readings).

• If the unit is failing or unsafe, choose seller-completed repair by a licensed HVAC tech or a buyer credit equal to replacement cost.

• Don’t forget filter changes, humidifier servicing, and thermostat function—small wins that build trust.

🌧️ Bonus Hot-Buttons in Chicago

• Sewer Lines (clay/cast iron): Scope for roots, offsets, bellies; big dollars at stake.

• Porches & Decks: Loose railings, decayed fasteners—high liability in winter.

• Electrical Safety: Missing GFCI/AFCI, double-lugging in panels, aluminum branch circuits in older stock.

• Moisture in Basements: Efflorescence, musty odors, sump pump/backup issues.

🎯 A Smart Framework for Repair Requests

Tier 1 – Safety & Active Damage (Do Now)
Gas leaks, electrical hazards, active roof leaks, structural/porch failures, CO risks, sewer backups.

Tier 2 – Function & Longevity (Negotiate)
End-of-life furnace/roof, failing water heater, deteriorated tuckpointing, poor grading/drainage.

Tier 3 – Cosmetic/Preference (Avoid or Credit Small)
Paint touch-ups, worn finishes, minor drywall blemishes.

🧾 What Strong Repair Requests Include

• Specific defect cited from the inspection report (photos help)

• Licensed contractor evaluation (when appropriate)

• Clear remedy: “repair,” “replace,” or “credit of $X”

• Timing plan if work must occur before closing (permits, scheduling)

• Receipts & warranties provided to buyer at final walkthrough

Pro tip: When schedules are tight in November, a well-sized credit often beats rushed work. Keep the deal moving and let the buyer control scope and quality post-close.

🤝 Scripts That Keep Deals Alive

• Buyer ask: “Based on the inspection and roofer’s estimate, we request a $7,500 credit at closing for roof replacement to address active leaks and end-of-life shingles.”

• Seller counter: “Seller will repair active leaks/flashing now via ABC Roofing and provide a $4,000 credit toward future replacement. Receipts and 1-year workmanship warranty to buyer.”

🗓️ November Timeline to Stay on Track

Week 1: Inspection → identify Tier 1/2 issues, order specialist evaluations
Week 2: Exchange written bids, negotiate credits or scope
Week 3: Schedule critical safety repairs; gather receipts/warranties
Week 4: Final walkthrough verification; keep credits documented on addendum

✅ The Bottom Line

Post-inspection disputes don’t have to derail your Chicago deal. Prioritize safety, active damage, and high-cost systems (roofs, foundations, HVAC), back requests with licensed evaluations, and use credits strategically when time is tight. That’s how you keep momentum—and save thousands.

👉 Need a clear, Chicago-savvy inspection before you negotiate? Book with City Home Inspectors this November: www.cityhomeinspectors.com