Put the question back on them.  "Well, here are the problems... what would you like for the Seller to do?" 

    I do advise Buyers not to nickel / dime the Seller over minor issues, but if it's major (roof, HVAC, wiring, plumbing) then some re-negotiation is in order.

I think we should guide them.  What's important?  If you include an entire laundry list that includes a lot of petty nonsense, the sellers might not agree to anything.  In my market, we sell used houses that are usually close to 100-years old.  The inspection is to let the buyers know what they are getting,not to reopen the negotiations - especially items that were included on the property condition disclosures. 

I would explain what is customary and what is at stake in negotiating repairs. Than of course let them decide.

No, I don't think it's outside of your role.  As an "expert," who has experience, you should know what are show stoppers, what's reasonable, what's not, what you feel can be negotiated, what will upset seller.

The truth is, this should really be joint w/ the buyer w/ advice and counsel from realtor.

Some 1st time home buyers over react to inspection report and are unreasonable.

I always have an in-depth discussion with my clients about what we should or shouldn't ask for.

I feel comfortable guiding a conversation.... 

like, I ask, "would you feel confident to change electrical outlets to GFCI or would you want to hire an electrician?"  can you "live with" the stained carpet on the stairs for a year until you are in a better financial place to change it?  I also sometimes recommend them speaking with a general contractor to get a baseline idea of price without an actual estimate if I think the things are not safety related.  I also point out things that I feel a VA and/or FHA appraiser will also make note of on the appraisal and if funds will be also available at that point to require repairs.

I revert the question back to them and ask what part of the inspection bothers you.  I will point out the most blatant and costly ones.

Heck  no ... it is not out of my scope of expertise.  That is one reason a buyer hires me. I use the inspection reports are a guide. Then I make the recommendations from there. 

I do my best to guide my customer without directing them - for example I would ask them, "Well what is most important to you - a new A/C unit or a new garbage disposal"

They usually make the right decision

I think our role is to guide our buyers but the decision on what to request is theirs. I'm at the inspection with them, so we've already discussed a lot of it before the report comes out. I usually encourage them to only focus only on items that are safety, structure or mortgage related. A cracked tile? A missing piece of trim? They can take care of minor things when they move in.

Advise them but leave the decisions up to them. Explain the possible consequences in multiple contract situations.

The California purchase agreement reflects all properties are sold in "as is" condition but this does not stop buyers(and their agents) from using the inspection/investigation time period as a means of re-negotiating the agreed upon terms of the purchase agreement.   

Depending on our role in the transaction, I see no issue with making recommendations but reinforcing the terms of the contract that the seller does not have to repair/replace/credit/reduce the price.  It's good to remain mindful that real estate involves negotiation but petty nit-picking may leave you "homeless".    Obviously our always changing market conditions have an influence as well.  

Debbie Reynolds - suggestions are perfectly fine. The final decision should be of buyers.

Debbie,

I think you can alwasys guide. A

Health, safety or blatant broken-I point it out.

Nickle & Dime or age & cosmetics issues-my mouth is shut.

Slippery slope to dive into that otherwise.

I would not recommend it but refer them back to the home inspector to discuss these issues. 

Debbie Reynolds,

It all depends on the type of repairs the buyer is asking the seller to fix.

I reverse the question, and ask the buyer what is the most important to them, and be sure it is about health and safety, not cosmetic.

I recommend that they ask to have all safety , non functional  and building code issues repaired.

Debbie Reynolds my answer is 100% yes.  We, as their Realtor, know the standard practices and what could be and should be fixed.  My speech starts off "All homes in California are sold as-is.  The contract states this but also give the buyer the right to ask for repairs and the seller to make all, some or none of them.  The buyer has the right to accept, reject or counter.  The contract can not be consummated until their is an agreement on the acceptable condition"  It is our duty to advise our clients on what items are urgent and which are just cosmetic as well.

Yes, Debbie, let them decide but I would tell them not to over react and look at what is important.

It's really up to the buyers. I wouldn't want to be on the line for making that decision. 

We go over the inspection report item by item and I usually indicate what I recommend for each one.  "This one we should definitely ask for .. That's really a maintenance issue .."  etc.  I make it clear that it's their decision but sometimes I'll say, "We can ask and see what happens"  or "Expect that one to be declined."

This could be a problem if you do not recommend right,  I am not the inspector.

Hi Debbie - We'll advise on general strategy, but not usually on the details unless we're well-versed in a specific one.

If you are a single agent, not at all. I would be fightling to get everything repaired for my clients as an initial starting point and negotiate from there.

If I were a buyer's agent, I would discuss the options and make some recommendations to request to be done....but also relay that it's another negotiating process and the answer may be NO to all...or maybe some will get done....

Safety and habitability. "Now, what do you want?"

I will remind them that their office was based on what they could visibly see.  Unless it is a safety item or unforeseen hazard/issue, they should use the inspection report as a "to do" list when they move in. 

It is their decision, but they hired you for your expert advice and opinion so you really should help them with this decision.

I don't recommend, but I help them decide what are the things they should request.  A broken oven or dishwasher?  Yes, you expect that to work.  An electrical outlet that has a different type of cover than the newest code?  Can you live with it?

I feel strongly this is one of the reasons buyers hire us in the first place.  I'm not in the camp of those agents who are so risk averse they fail to do their job. 

Every negotiation is different;  what one asks for during a home inspection negotiation depends on the price paid, competition for the property, if any, and what items, if any, the buyer is willing to take on.  I have a thorough discussion with my buyers about every item; if there is a question about the cost of a repair, if I don't already have a good grasp (and after years in this business, any agent should), I get a quote. 

Debbie Reynolds Beyond the written addendum, it is their decision for wanted repairs. I do recommend they not restate walk-through items which are mandatory repairs in the contract.

Since I always represent the buyer, my advice is expected so I always recommend.

My answer is...it just depends.  It depends on what the problems are, the buyers available cash and the overall condition of the property and the price.

If they paid top dollar, that is different than if they are buying at a discount. 

I prefer to ask for a credit or price adjustment rather than have the seller fix anything.  I find that most of the time the seller looks for the cheapest fix that might not be acceptable.

Eve

Generally this is discussed with the attorney in NJ, but as their resource a little insight can be helpful. My first question is "What are the deal killers". Remind them again that a home inspectors job is to find something wrong with the house. If they didn't they should find another profession. With that said, every house has something. I ask probing questions and then let them think they figured it out on their own without me actually saying roof, heating, A/C etc. Negotiate a home warranty.

I think it's all how  you approach the answer - evils advocate kinda thing

I typically review the identified problems personally to see what the actual problem is, then I discuss with the buyer and determine their wishes.  

Depends on the content of the contract.

If the seller has conceded to making repairs up to $$$, then I would adive the buyer to make sure the seller has the opportunity to spend the budgeted amount.

If I am aware the seller/listing agent has 'shopped' this offer and there are buyers waiting for this client to do something stupid, I would suggest foregoing the 'reversed polarity' outlet concern the inspected felt compelled to list and encourage the buyer to get this deal closed.

Obviously, safety issues, do not provide the ignore option.

I would gladly point out what should or should not be done

I usually tried to explain that a "used" home is going to have some issues and that we should be concerned mostly with health and safety issues.  Much of it depends on the market conditions.    Lots of good responses here so far.

No I don't consider it outside your scope of expertise..I've reviewed thousands of inspection reports. It's our job to guide our buyers which is different in various market places. If its a seller's market you make advise very few repair requests. If it's a buyers market more may be request. Health and safety issues always.

I always say pick your battles & ask for the most important ONE. Not a list with ridiculous nonsense.

I can't believe a state instructor basically told you to stay out of it. You are involved as a confidant no matter what. The buyers look to us for advice. 

I let the buyer decide. He is the one with skin in the game!

I do give my opinion, and sometimes suggest we call the inspector for guidance.

When a buyer asks, i will point out the pros and cons of each in both cost or repair and importance of repair. Those hidden items are more important than what we saw when we made the offer.  roof, septic, well and heating systems are tops on my list

That's up to them.

As they are only buying on average every five years some help would not be out of line as we see it every day.

I just point to all those red, and other color lines in the report and we decide together what is the most important for them. I truly prefer not to write every single issue mentioned in that report  into the Request for Repairs. 

I recommend they take the advise of the man or woman who did the home inspection. Yes beyond my scope 

Yes, it is out of my scope.

I would discuss important items on the list. Otherwise let them talk to the inspector.

They respect you. I will work with some items relatively affordable but urgent.