What to Do After a Calgary Home Inspection Finds Problems

You just got your inspection report back and there is a list of findings. Your heart sinks a little. Maybe a lot. Before you panic or start drafting a list of demands for the seller, take a breath. Every home has issues. Across the inspections I’ve done in Calgary and area, I have never once handed someone a report that said “everything is perfect.”

The real question is not whether there are problems. It is what kind of problems they are and what you should do about them. Let me walk you through it.

First, Understand What You Are Looking At

Not all inspection findings are created equal. When I write a report, I categorize findings so you can see the difference between something that needs immediate attention and something that is just normal wear and tear. Here is how I think about it:

Safety Issues

These are the ones that matter most. Carbon monoxide risks from a cracked heat exchanger. Electrical panels with known safety defects. Missing smoke detectors. Anything that could put you or your family in danger. Safety issues should always be addressed, full stop.

Major Defects

These are expensive and affect the home’s structure, major systems, or livability. A roof that needs replacing within a year or two. Foundation cracks showing active movement. A furnace at the end of its life. Galvanized plumbing that is corroded and will need full replacement. These are the findings that typically come up in negotiations.

Minor Defects

Smaller repairs that are good to know about but are not going to break the deal. A leaky faucet. A few missing caulk joints. A window crank that does not work properly. These are the things you will fix over time as you settle in.

Maintenance Items

Every home needs ongoing maintenance. Cleaning gutters, changing furnace filters, touching up exterior caulking, flushing the water heater. These are not “problems” so much as they are reminders. I include them because a lot of homeowners, especially first-time buyers, genuinely do not know what a home needs on a regular basis.

What to Do Next

Step 1: Read the Full Report

I know it is tempting to skim and jump to the scary parts, but read the whole thing. Context matters. A crack in the foundation sounds terrifying, but it might be a hairline shrinkage crack that is completely normal. The details in the report explain the difference.

If anything in the report is confusing, call me. I would rather spend ten minutes on the phone explaining a finding than have you lose sleep over something that is not actually a big deal.

Step 2: Separate the Big Stuff from the Small Stuff

Make two lists. One for the significant items (safety issues and major defects) and one for everything else. Your negotiation strategy should focus on the big stuff. Sellers generally expect some findings and are more willing to address legitimate concerns than a long list of minor items.

Step 3: Get Repair Estimates

For major findings, get quotes from qualified contractors. If I flagged a roof issue, call a roofer. If the electrical panel needs upgrading, get an electrician out there. Real numbers strengthen your position in negotiations and help you understand what you are actually dealing with. In Calgary, I can often point you toward reliable contractors for common issues.

Step 4: Talk to Your Realtor

This is where your real estate agent earns their keep. They will help you decide the best approach based on the findings, the market conditions, and the specifics of your deal. There are a few common paths:

Negotiate a price reduction. Ask the seller to lower the purchase price by the estimated repair cost. This is often the simplest approach and gives you control over how and when the work gets done.

Request repairs before closing. You can ask the seller to fix specific items before you take possession. Be careful with this one. You want to make sure the repairs are done properly, not just patched up to close the deal. Always ask for receipts and, if possible, have the work verified.

Ask for a seller credit. Similar to a price reduction, but structured as a credit at closing. Your realtor can explain which approach works better in your specific situation.

Accept the findings and move forward. Sometimes the inspection confirms that the home is in solid shape overall, and the findings are things you are comfortable handling yourself. That is a perfectly reasonable outcome.

Walk away. If the inspection reveals something truly serious and the seller is not willing to address it, you have the right to walk away during your condition period. It is not the outcome anyone hopes for, but it is exactly why the inspection condition exists.

When to Negotiate

Focus your negotiation on items that are:

• Expensive to repair. A $10,000 roof replacement is worth negotiating. A $50 faucet repair is not.
• Not visible during a normal viewing. Issues hidden behind walls, under insulation, or in crawl spaces are fair game. The seller may not have even known about them.
• Safety-related. Most sellers will address safety concerns because they understand the liability.
• Structural or systemic. Foundation issues, major plumbing problems, or electrical hazards affect the home’s long-term value and are legitimate concerns.

Do not send the seller a list of thirty minor findings and expect them to address every single one. That approach tends to backfire. Focus on what matters and leave the small stuff for after you move in.

When to Walk Away

Walking away is tough, especially if you have fallen in love with the home. But there are situations where it is the right call:

• The seller refuses to negotiate on major safety issues. If there is a serious problem and the seller will not budge, you have to ask yourself whether you are comfortable taking on that risk and cost.
• The repairs would exceed your budget. If the inspection reveals $30,000 or $40,000 in needed work on top of the purchase price, and that is beyond what you can handle, it is better to find out now than after closing.
• You discover something that changes the home’s value significantly. Major foundation problems, extensive water damage, or environmental concerns like asbestos or mould can affect not just your living experience but your ability to resell the home later.

I have had buyers walk away from homes that looked beautiful on the surface but had serious hidden issues. Every single one of them told me later that they were grateful for the inspection. It is much cheaper to lose an inspection fee than to inherit a money pit.

Real Examples from Calgary Inspections

Here are a few situations I have seen in recent years:

A couple buying in the northwest found a pre-purchase inspection revealed the roof was at end of life with active leaking into the attic. The seller agreed to a $12,000 price reduction. The buyers replaced the roof on their own timeline with a contractor they chose. Everyone was happy.

A first-time buyer in the southeast was ready to close on a 1970s bungalow. The inspection found knob-and-tube wiring still active in portions of the attic, a cracked heat exchanger in the furnace, and evidence of moisture intrusion in the basement. Total estimated repair costs exceeded $20,000. The buyer walked away and found a better home two weeks later.

A young family buying their first home in Calgary discovered during the inspection that the home had aluminum wiring, which is common in homes built in the late 1960s and 1970s. They negotiated a credit to have an electrician install the proper connectors on every junction, which cost about $2,500. Problem solved.

Your Inspection Report Is a Tool, Not a Verdict

The most important thing to remember is that your inspection report is information. It is not a pass or fail grade on the home. It is a detailed picture of the property’s condition that helps you make an informed decision.

Some findings are deal-breakers. Most are not. The key is knowing the difference, and that is exactly what the inspection is for.

Want to understand what common red flags look like before you even get to the negotiation stage? I put together a guide on the most serious issues I see in Calgary homes.

Got Your Report and Have Questions?

If you have already had an inspection with me and something in the report does not make sense, call me at (403) 861-7100. I am always happy to walk you through the findings. And if you are still in the process of buying, a pre-purchase inspection is one of the smartest investments you will make during the buying process — check out my pricing page to see what it costs for your type of property.