I found it. I photographed it. I explained it. But should I tell you what to demand from the seller?

There’s a question almost every home inspector hears eventually:

“So… what should we ask the seller to fix?”

It’s a fair question. You just paid for an inspection, and suddenly that seemingly perfect house has electrical issues, plumbing concerns, questionable framing, and a roof that has seen better days.

But there’s an important distinction between explaining what is wrong with the house and negotiating the real estate transaction.

What Is a New Hampshire Home Inspector Supposed to Do?

New Hampshire’s Standards of Practice require inspectors to report conditions that, in their professional opinion, are not functioning properly, significantly deficient, unsafe, or near the end of their service life. Inspectors are also required to make recommendations to correct or monitor deficiencies and items requiring further evaluation.

In other words, your inspector shouldn’t hand you a 60-page report and say: “Good luck!”

A good inspector should explain what was found, why it matters, and what type of professional may be appropriate for further evaluation or correction.

But there are limits…

“How much will this cost?”

New Hampshire says inspectors cannot project repair costs.

The rules specifically state that inspectors don’t have to determine the methods or materials necessary for corrections and shall not project costs of repairs.

That’s why:

Inspectors inspect. Contractors estimate.

A home inspector might identify a roof that needs further evaluation. A roofing contractor can determine the appropriate scope of work and provide an actual estimate.

Those are two very different jobs.

“What should we ask the seller for?”

This is where things get even more interesting.

Your inspector can explain which findings are significant, which deserve further evaluation, and what types of professionals should be involved.

But telling you:

“Ask for a $20,000 credit and have the seller replace the roof.”

starts turning the inspector into a negotiator.

Your inspector’s job is to give you information. Your real estate agent can help you decide how that information fits into the transaction.

“If this were your house, would you buy it?”

That’s another question inspectors should avoid answering.

New Hampshire’s rules prohibit inspectors from reporting on the advisability or inadvisability of purchasing the property. They also prohibit reporting on market value or marketability.

And it makes sense.

A house with $50,000 worth of defects might be a terrible purchase for one person and a fantastic opportunity for another.

The inspector doesn’t know your finances, plans, risk tolerance, or how badly you want that particular house.

The Inspection Should Be the Beginning of Due Diligence

Here’s where we think buyers sometimes get themselves into trouble:

They treat the home inspection as the finish line.

It isn’t.

It’s often the starting point for figuring out who else needs to look at the house.

Your inspector may find a roof concern that needs a roofer.

A structural concern may warrant a structural engineer.

An electrical issue may require an electrician.

A chimney concern may require a chimney professional.

A septic concern may require a septic company.

And that takes time.

Those professionals may need to visit the property, determine the actual scope of work, provide estimates, and sometimes coordinate with one another.

That’s why a longer due-diligence or inspection period can be incredibly valuable.

A Few Extra Days Can Make a Big Difference

Trying to complete all of this in a five-day inspection window can turn due diligence into a frantic game of telephone:

Monday: Home inspection.

Tuesday: “We need a roofer!”

Wednesday: “The roofer can’t get there until Friday.”

Thursday: “The electrician is booked until next week.”

Friday: “The seller wants our answer today.”

And suddenly everyone is making decisions based on incomplete information.

That’s not good due diligence.

A 10–14 day inspection/due-diligence window gives the buyer time to:

• Review the inspection report.
• Identify the significant concerns.
• Contact the appropriate contractors or specialists.
• Get estimates when appropriate.
• Obtain additional evaluations.
• Discuss findings with their real estate agent and attorney.
• Decide what issues are important enough to address in negotiations.

The goal isn’t to find a contractor to fix every little thing in the inspection report.

The goal is to understand the significant issues well enough to make an informed decision.

Let Everyone Do Their Job

Think of the real estate transaction as a team sport.

The home inspector:
“Here’s what I found.”

The contractor:
“Here’s what it will take to fix it, and here’s what we would charge.”

The real estate agent:
“Here’s how we can approach the seller.”

The buyer:
“Here’s what we’re comfortable doing.”

That’s a pretty good system.

What we don’t need is the home inspector suddenly putting on a blazer and announcing:

“Ladies and gentlemen, I’ve reviewed the evidence. I recommend we demand a new roof and $15,000 in concessions.”

That’s not an inspection.

That’s a negotiation.

The Bottom Line

A home inspection should give you information—not marching orders.

Your New Hampshire home inspector should explain what they found, why it matters, and what additional evaluation may be appropriate. New Hampshire’s rules specifically require recommendations for correcting or monitoring deficiencies, while prohibiting inspectors from projecting repair costs or advising whether you should purchase the property.

But don’t expect your inspector to tell you what to demand from the seller or what the house is worth.

And don’t underestimate the value of time.

A longer due-diligence period gives you the opportunity to get the right people involved after the inspection—people who can provide the specialized opinions and actual repair estimates needed to make an informed decision.

Because the best question after a home inspection isn’t always:

“What should we ask the seller for?”

Sometimes it’s:

“Who should we have look at this before we decide what to do?”

That’s what good due diligence is all about.

Inspectors inspect. Contractors estimate. Agents negotiate. And buyers make the decision.

Everyone has a job. And keeping those jobs separate helps everyone make better decisions.

A Note About New Hampshire Home Inspection Regulations

New Hampshire’s home inspection profession is licensed under RSA 310-A. State law requires a license to practice home inspection in New Hampshire, and the New Hampshire Board of Home Inspectors establishes standards of practice and professional conduct.

The discussion above is based on the New Hampshire statutes and administrative rules in effect as of August 2026, including the current Home 600 Standards of Practice. It is intended for general educational purposes and is not legal advice.

Sources: New Hampshire RSA 310-A and the New Hampshire Administrative Rules, Home 600 Standards of Practice and Home 500 Ethical Standards.