Re-Inspection After Repairs: What It Is, Cost & When to Get One
The seller said everything was fixed. But was it? A re-inspection — typically $100–$250 — gives you documented verification before you hand over your earnest money and close.
What Is a Re-Inspection?
A re-inspection is a targeted follow-up visit by your home inspector after the seller has completed repairs requested in the repair addendum. Unlike the original inspection — which covers the entire property — a re-inspection covers only the specific items listed in the repair request. The inspector compares each item against what was documented in the original report.
A re-inspection is not the same as a second full inspection. It does not uncover new issues or re-evaluate systems that were not part of the repair agreement. If you want a fresh full evaluation — for example, if significant time has passed or major work was done — you would order a complete reinspection at full inspection cost.
When Does a Re-Inspection Make Sense?
Not every seller repair requires a formal re-inspection. Here is how to decide:
| Repair Type | Re-Inspection | Why |
|---|---|---|
| Structural repairs (foundation, framing) | Essential | Structural work done incorrectly can be invisible to the eye. Inspector verifies scope, quality, and permit compliance. |
| Electrical panel replacement or repair | Essential | Incorrect electrical work is a fire hazard. Inspector verifies panel was replaced, properly wired, and permitted. |
| Roof repairs or replacement | Essential | Patch work is easily simulated. Inspector verifies condition, material match, and that flashing was properly installed. |
| Plumbing leak repairs | Essential | Leaks can be temporarily masked. Inspector tests for active leaks and checks moisture meter readings. |
| HVAC service or replacement | Essential | Inspects system operation, service record, and verifies specific repairs noted in original report. |
| Chimney relining or crown repair | Essential | Cannot be verified without camera inspection. Re-inspection should include Level 2 camera scan. |
| Pest treatment (termites, wood-boring insects) | Recommended | Verifies treatment invoice is from licensed company; checks for remaining active evidence. |
| Minor plumbing fixture repairs | Recommended | Leaking faucets, running toilets — can verify at final walkthrough but re-inspection confirms pro repair. |
| Insulation installation | Recommended | Verifies correct R-value, coverage, and installation method. |
| Paint, caulking, cosmetic repairs | Optional | Verify yourself at final walkthrough. Does not warrant re-inspection cost. |
| Carpet or flooring replacement | Optional | Visual verification sufficient at final walkthrough. |
| Appliance replacement | Optional | Verify make/model and test at final walkthrough. |
What the Re-Inspection Process Looks Like
Re-inspections typically follow a straightforward process:
- 1Provide the repair addendum to your inspector
The inspector needs a copy of the agreed repair list — the specific items the seller committed to fixing. This comes from your repair request letter and the seller's written response.
- 2Schedule after repairs are confirmed complete
The seller should provide receipts and contractor invoices before the re-inspection. Schedule the re-inspection as soon as repairs are said to be complete — not the day before closing.
- 3Inspector visits and evaluates each item
The inspector physically checks each listed item, compares current condition to original report findings, and notes whether each repair is satisfactory, incomplete, or introduces new concerns.
- 4Written re-inspection report issued
You receive a written report documenting the status of each repair. Items not satisfactorily completed give you grounds to re-negotiate before closing.
- 5Re-negotiate if items are unsatisfactory
If repairs are incomplete or insufficient, you can request additional remediation, a price reduction, or in some cases exercise your contingency and exit the contract.
Warning Signs of Cosmetic-Only or Shoddy Repairs
Experienced inspectors know the red flags that suggest a seller patched over problems rather than fixing them:
Water damage concealed without addressing the source. Moisture meter readings will reveal active moisture even under new paint.
May indicate a plumbing leak was fixed by cutting open the wall — but the underlying cause (corrosion, improper fitting) may remain.
Electrical panel replacements, structural modifications, HVAC system replacements, and major plumbing work require permits in most jurisdictions. Unpermitted work may need to be redone.
DIY repairs on systems that require licensed trades (electrical, plumbing, structural) carry liability and safety risks. Inspectors cannot verify quality of unlicensed work.
A classic seller move: cleaning mold with bleach instead of remediating. Moisture meter and visual inspection will often reveal the original problem is unchanged.
If the repair addendum called for electrical panel replacement and the seller provides a $150 electrician invoice, the scope of work does not match. Re-inspection is critical.
Re-Inspection vs. Second Full Inspection
These two services are distinct:
- Covers only items from the repair addendum
- Typically 30–60 minutes
- Appropriate when repairs are limited and well-defined
- Does not uncover new defects in uninspected areas
- Complete re-evaluation of entire property
- Appropriate when major work was completed, if months have passed, or if you have concerns beyond the repair list
- Same scope as the original inspection
- Produces a complete new inspection report
Use the Re-Inspection Checklist to determine what items on your repair addendum require professional verification versus what you can confirm yourself at the final walkthrough.
How Re-Inspection Fits Into the Closing Timeline
Timing matters. The re-inspection must happen inside your contingency window to preserve your ability to renegotiate. A typical timeline:
See our Post-Inspection Decision Guide for a complete framework for managing the period between inspection and closing.
What Happens If Repairs Fail the Re-Inspection?
If the re-inspection finds that repairs were not completed or were completed inadequately, you have options — but you must act within your contingency window:
Ask the seller to redo or complete the work by a specific date, with another re-inspection to verify. Works if there is sufficient time before closing.
Convert the incomplete repair into a dollar credit at closing. Get contractor estimates to support the credit amount.
Seller funds equal to repair cost are held in escrow at closing and released when repairs are completed post-closing. Not all lenders or sellers accept this approach.
If repairs are seriously deficient and the seller is unwilling to remedy, exercising the inspection contingency allows you to exit with your earnest money.
Frequently Asked Questions
A re-inspection is a limited follow-up visit by a home inspector to verify that specific repairs agreed upon in the repair addendum were actually completed — and completed correctly. It covers only the items listed in the repair request, not the entire home. The inspector compares the current condition of each item against what was documented in the original inspection report.
Re-inspections typically cost $100 to $250, depending on the number of items to verify, the inspector's travel distance, and local market rates. Some inspectors charge a flat re-inspection fee; others charge by the hour. If the repair list is extensive and multiple trades were involved, budget toward the higher end. A re-inspection is always paid by the buyer.
Yes, if the repair addendum includes structural items, safety systems, or major mechanical work. A seller's word alone that repairs were completed is not sufficient for items like electrical panel replacement, HVAC service, roof repairs, or plumbing work. A re-inspection provides documented verification before you transfer ownership. For minor cosmetic repairs, a re-inspection is optional — you can inspect those yourself at the final walkthrough.