Never ask a home seller to fix these 9 specific items

You are about to enter the wildest phase of homebuying: the inspection negotiation. If you think the hard part was finding the house, think again. In late 2025, pending home sales in hotspots like Jacksonville and Las Vegas saw cancellation rates hit nearly 20%, according to Yahoo Finance. Here’s the kicker: 70% of those deals fell apart during the inspection phase.

Why are so many deals dying? Because buyers are treating resale homes as if they were new construction. With inventory still tight, down about 3% year over year in some regions, sellers have all the leverage. They are “hunkering down,” and if you annoy them with a laundry list of petty repairs, they will walk away. Trust me, I’ve seen a dream home lost over a $10 toilet seat. Don’t be that buyer.

Here are the 9 items you should strictly ignore to keep your deal alive.

Cosmetic drywall cracks and nail pops

You walk into a room and see a tiny circle popping out of the drywall or a hairline crack above a door. Panic time? Absolutely not. These are usually standard settling issues or “nail pops,” costing about $20–$120 to patch.

If you ask a seller to fix this, they won’t hire a master plasterer; they will hire a cheap handyman who leaves a mismatched blob on the wall. You are better off fixing it yourself after moving in. FYI, unless a crack is wider than 1/4 inch, it is almost certainly cosmetic.

Light bulbs and switch plates

This is the ultimate rookie mistake. I once watched a seller remove every single light bulb from a house because the buyer demanded they replace one burnt-out bulb during negotiations. It sounds petty, but it happens.

A new switch plate costs about 50 cents. A licensed electrician charges a minimum “trip fee” of $150 just to show up. Asking a seller to pay a professional $150 to install a 50-cent piece of plastic insults their math skills. Bring your own bulbs and screwdriver on move-in day.

Aged but working appliances

Your inspector might flag the water heater or dishwasher as being “at the end of its useful life.” Stop right there. “Old” does not mean “broken.” If the dishwasher still washes dishes, the seller owes you nothing.

Based on 2025 projections and industry data, replacing a refrigerator costs between $1,200 and $3,500. Demanding a new one is like buying a used car and asking the dealer for a new transmission because the current one has high mileage. Instead, ask for a Home Warranty (approx. $500–$800) to cover it if it fails later.

Hardwood floor scratches

Hardwood floors develop a “patina” (read: scratches) over time. Unless you are buying new construction, expect dings. Refinishing floors costs $3 to $8 per square foot, according to Hudson Valley Hardwood Flooring, which is a renovation project, not a repair.

Sellers view these as visible defects you saw when you made your offer. Asking for a fix now looks like a “double-dip” on the price negotiation. IMO, just throw a rug over it until you can refinish it yourself.

Foggy windows

You might see a window that looks permanently dirty or milky. This means the thermal seal has failed. While annoying, the window still blocks wind and rain. It is a cosmetic failure, not a structural one.

Replacing the glass unit costs about $100–$200. Is it worth killing a $400,000 deal over a $150 window pane? Definitely not. Keep your eyes on the big-ticket items, like the roof or foundation.

Minor landscaping issues

Did the inspector note “vegetation in contact with siding” or a “sickly shrub”? Welcome to homeownership. Based on 2025–2026 data, planting a single shrub can cost $25 to $300, but asking a seller to garden for you is a great way to annoy them.

Unless a tree is about to crush the roof, landscaping is your problem. Negotiating over dead petunias makes you look unserious.

The toilet seat

Yes, people actually put this on repair addenda. A loose or old toilet seat costs $30 and takes two minutes to swap.

Remember the “trip charge” we talked about? Do not force a seller to pay a plumber $150 to tighten two plastic bolts. It’s the “ick” factor, I get it, but just buy a new one the day you close.

Hairline concrete cracks

Concrete guarantees two things: it will harden and crack. Hairline cracks in a driveway or garage floor are inevitable results of curing.

Unless the cracks are heaving (creating a trip hazard) or wider than 1/4 inch, they are cosmetic. Asking a seller to fill them usually results in a distinct, ugly gray caulk line that looks worse than the crack.

Loose cabinet hardware

A squeaky hinge or a loose knob is not a defect; it’s a Saturday morning chore. This is classic “Honey-Do” list material, not a real estate negotiation point.

Experts advise using the “Under $100 Rule”: if you can fix it for less than a Benjamin, leave it off the list. It keeps the focus on the scary stuff that actually matters, like mold or termites.

Key Takeaway

The smartest buyers in 2026 practice Triage Negotiation. Ignore the “frictional” costs, the under-$100 items, and cosmetic flaws, and save your capital for the “Four D’s”: Defects that cause Death, Disease, Disability, or Destruction.

By ignoring these 9 nitpicky items, you signal to the seller that you are a serious, reasonable pro. And in a market where 1 in 5 deals is getting canceled, being the reasonable one is your superpower. Now, go get those keys!

Read the Original Article on Crafting Your  Home.