NH Home Inspections, Repairs & Negotiations
New Hampshire Home Inspections: What’s Reasonable to Request After the Report
Home inspections in New Hampshire are a big part of the buying process—but they’re often misunderstood.
An inspection is not a “make this house perfect” punch list. It’s a due-diligence step that helps a buyer understand what they’re purchasing, identify safety hazards and major defects, and decide whether anything is significant enough to renegotiate or walk away. We always prefer renegotiation.
This article is based on what I see in day-to-day New Hampshire transactions. Practices vary by state (and even by town and property type), so buyers and sellers should always read their contract and speak with their agent and attorney.
How Home Inspections Typically Work in New Hampshire
A few basics that often surprise people:
Home inspections are optional. Buyers choose whether or not to conduct them and which ones they want to pursue.
The seller property disclosure is NOT option in the State of NH and Must only be completed by the owner.
The most common inspection choices are General home Inspection and Septic Inspection.
The buyer pays for inspections and is responsible for scheduling them.
The seller must be reasonably agreeable about access and timing, as long as inspections occur within the contract deadlines. Also the seller is generally requested to not be present if at all possible.
Many buyers use an inspector recommended by their agent. That does not mean the inspector works for the agent. The inspector works for the buyer. Recommendations are usually about communication, reliability, and experience with New Hampshire housing—not influence.
In NH the home inspector used must be a licensed home inspector. If you wish to get quotes or a professional opinion on a certain item you certainly can, but it must be during the same timeframe.
Unlike our southern neighbor, we dont have required preinspections for septic (Title 5) or to have our firedepartment come check for fire safety. However, I always suggest a seller to get a preinspection so they know either what they need to repair or disclose.
What a Home Inspection Is Actually For
The goal of an inspection is not to find every minor flaw. The goal is to uncover issues that could materially affect safety, health, or value, including:
Safety concerns such as electrical hazards, combustion or venting problems, and structural risks.
Health concerns like moisture intrusion, mold risk, or unsafe water conditions.
Major, expensive defects that were not previously known or disclosed.
Non-functioning systems that significantly affect livability or value.
In simple terms: inspections are meant to identify issues that could hurt you, cost a lot of money, or change your decision.
Attendance on the Day
We usually suggest the buyers attend the inspections, so they can see and interact with the inspector and learn about the house as well as ask questions to understand the systems in their new home. Also attending will be at least one inspector, in some cases, multiple ones for different uses. It is preferred (not a rule) that all the inspections occur around the sametime on the same day, so the sellers only have to vacate once, and the buyers timeline stays clear. The buyers agent is most usually in attendance to guide the buyers and recieve the same information as the buyer as well as communicate with the listing agent. Inspectors will typically bring urgent findings to the attention of the buyers and thier agent. Buyers you must sign off and pay for your inspections no later than on the day on site.
The listing agent also may attend the inspection on behalf of the seller. They are instrumental if there is a question or concern with the house, or to contact the the seller if more instruction or turning on/off items are needed. Inspectors are not allowed to make any changes, settings or take anything apart. They must leave everything as they found it.
What’s Usually Reasonable to Request After the Report
The buyer will recieve guidance during the inspection but most importantly a report will be given to them from the inspector. The buyer and their agent will use this to determine the next steps. Every deal is negotiable, but in New Hampshire, post-inspection requests tend to be most reasonable when they involve issues that are:
Not obvious during a showing.
Expensive or high-impact.
Unsafe or potentially hazardous.
Not included on the disclosure.
True defects rather than upgrades.
Common “big-ticket” categories buyers often focus on include septic system issues (such as failed components or clear evidence of malfunction), foundation or structural concerns, roof problems like active leaks or failure, significant electrical safety issues, and moisture intrusion or mold remediation.
A practical rule of thumb I often use with clients is this: if an issue is likely to cost more than $2,000 to address, it deserves a serious conversation. That does not mean the seller automatically pays for it—it means the issue is material.
What’s Usually Not Reasonable (or Not Strategic)
Requests focused on cosmetic issues, normal wear and tear, or buyer-preferred upgrades often work against a buyer’s own interests.
Inspection negotiations tend to fall apart when sellers feel like they’re being asked to renovate a home they’re moving out of. Staying focused on substance—not perfection—keeps more deals together.
Replies from the buyer will come in a few forms; Price or Money Credit, Repair work to be made in part or full by the seller, Withdrawal if significant issues are found. If the purchase is an As-Is sale, this means the buyer should not be requesting any repairs from the seller, but can negotiate by monetary means. As-Is sales typically don’t have the funds or means to make repairs so asking for them, is a waist of time.
A Quick Word on Home Warranties
Unless you’re purchasing new construction with a builder warranty, a home does not automatically come with a home warranty. Home warranties are available to purchase with BHHS Verani, weather you are the buyer or the seller. Many other brokers offer them as well.
Buyers may choose to purchase one separately to help cover certain appliances or systems during the first year of ownership, and sometimes extend coverage. I’ve personally seen home warranties save buyers from major unexpected expenses.
That said, coverage varies widely. Always read the fine print and understand what is covered, what documentation is required, and how claims are handled.
“For Information Only” in New Hampshire: Read the Contract, Not the Clause
Sometimes buyers or agents will add a clause an inspection as “for information only”. What’s important to understand is this: This does not override the contract terms. If inspection rights remain in the contract and have not been properly removed , the inspection contingency still applies. If a buyer agent says an inspection is “for information only,” my practical response is simple: If it were truly for information only, the inspection would occur after the purchase. An inspection cannot be both “for information only” and a contingency that allows renegotiation unless the contract language clearly supports that. And even if it did, its still not for information only.
Section 15 in New Hampshire: The Inspection Section
In New Hampshire, inspection rights live in the contract in section 15. The details of negotiation and reply timelines are included as well. Section 15 of the New Hampshire purchase and sale agreement governs inspections. This is where the buyer selects which inspections they will perform. Sets the deadline for completing inspections. Sets the deadline for requesting any remedy and/or backing out of the contract. Those timelines matter. They’re also why sellers typically expect inspections to be scheduled promptly and handled in an organized way.
The Bottom Line: Keep the Inspection Process Fair
The best inspection negotiations stay focused on: Safety concerns. Health hazards. Major defects. Expensive surprises.
Issues a buyer could not reasonably see during a showing, issues that were not disclosed on the property disclosure. (This is why I tell sellers to put every possible negative item) And Exspensive or cumbersome tasks (removing long standing yard debris/Trash)
This approach protects buyers, respects sellers, and keeps more transactions together.
If you’re buying or selling in New Hampshire and want a clear, practical approach to home inspections, this framework helps keep expectations realistic and decisions informed.