The Problem With "General" Repair Requests
My first home purchase, years before the split-level, I asked the seller to "address the roof issues." Very professional. Very vague.
The seller said no.
My agent tried to push back. The listing agent said they didn't believe the roof was really that bad. We had no ammunition. No expert opinion beyond the inspection report. No dollar amounts. Just feelings versus feelings.
We ended up accepting a $2,000 credit. The roof replacement cost $11,400 six months later.
When you have a number, you have leverage. When you have a written quote from a licensed contractor, you have even more. The seller can dismiss your opinion. They can't as easily dismiss a professional estimate.
Starting the Clock
That Tuesday night, I made a list of the big-ticket items from the inspection report: roof, electrical panel (it was an old Zinsco, which many insurance companies won't cover), and the water heater (improperly vented). Then I set my alarm for 7 AM.
Most contractors start their day early. The good ones are often at job sites by 7:30 or 8. But between 7 and 8 AM, many will answer the phone, and you can get on their schedule before they're swamped with the day's problems.
The Phone Call Script That Works
Here's roughly what I said:
"Hi, I'm buying a house and the inspection just came back with some concerns about the roof. I'm on a tight timeline to negotiate with the seller and I need to understand what I'm dealing with. Would you be able to give me a quick estimate, or even just a ballpark, based on some photos and the inspection report? I know it's not ideal without seeing it in person, but I'm kind of stuck."
The first roofer I called said he could do a site visit that afternoon if I could meet him there. The second said he was booked but could give me a phone estimate with photos. The third didn't call back until a week later.
That's the reality. Some contractors are responsive. Some aren't. Call multiple people for each trade and move fast.
The Photo Method
For the roofer who couldn't do a site visit, I sent him the inspection report photos plus a few I had from the house tour showing the overall roof size and condition. He asked about the square footage (I pulled it from the listing), the number of stories, and whether there were any skylights.
Twenty minutes later, he texted me: "Based on what I'm seeing, you're looking at $9,500 to $12,000 for a full tear-off and replacement with architectural shingles. Add $600-800 for the chimney flashing. This is rough. Could be different once I see it in person."
That was enough. I didn't need an exact number. I needed a professional saying "this is a $10,000+ job" so I could make that case to the seller.
What to Send for Phone Estimates
I've refined this over several purchases. For a phone or email estimate, send:
- The relevant pages from the inspection report
- Any photos the inspector included
- Your own photos if you have them (wide shots and close-ups)
- Square footage of the area affected
- Age of the home
- Any access notes (two-story, steep roof, finished basement, etc.)
The more information you provide, the better the estimate. But even with limited info, most contractors can give you a range.
When Site Visits Are Worth It
The roofer who could visit that afternoon gave me a much more detailed assessment. He spent 30 minutes on the roof with a camera, then sat with me in my car and walked through what he found.
"The inspector was right about the flashing. But he missed some soft spots near the valley that concern me more. I'd budget $11,200 for this job. I can put that in writing for you if it helps with your negotiation."
It helped. A lot.
Site visits are worth it when:
- The issue is complex enough that photos don't tell the full story
- You want the contractor's opinion on urgency and scope
- You're comparing estimates and need apples-to-apples quotes
- The issue might be worse than the inspection suggested
Getting Access to the Property
The tricky part: you don't own the house yet. Getting contractors in requires the seller's permission.
Your agent can request access for inspections, and additional contractor visits usually fall under that umbrella. Just be respectful. Don't show up with five people and spend three hours. Get in, get what you need, get out.
For the split-level, my agent called the listing agent Wednesday morning, explained I was getting a roofing estimate, and we had access scheduled for 2 PM. Straightforward.
The Electrician and Plumber
For the electrical panel, I called my brother-in-law's electrician first. Family connections pay off. He said he couldn't do a site visit but he'd seen enough Zinsco panels to know the drill.
"Replacing that panel with a 200-amp upgrade is going to run you $2,800 to $3,500 depending on what we find when we open it up. The insurance requirement is real. You should probably deal with it."
Good enough. I had my number.
The plumber was harder. The water heater venting issue wasn't as straightforward, and the two plumbers I called wanted to see it before committing to any estimate. One could come Friday. I decided to leave that off my formal repair request and handle it myself after closing. Sometimes you have to pick your battles.
What the Quotes Cost Me
The site visit from the roofer: free. He was hoping to get the job.
The phone estimate from the second roofer: free.
The electrician's ballpark: free (favor from a family connection).
Some contractors charge for estimates. $50-100 is common. If a contractor wants to charge, ask if the fee applies to the estimate or gets credited if you hire them. Many will credit the estimate fee toward the job.
Even if you pay $75 for an estimate that helps you negotiate a $5,000 credit? That's money well spent.
Putting It All Together
By Thursday afternoon, I had three roof estimates (ranging from $9,500 to $11,800), one electrical estimate ($2,800 to $3,500), and a better understanding of what I was dealing with.
My repair request was specific: "Seller to provide a credit of $13,000 toward roof replacement and electrical panel upgrade, as documented by the attached estimates from licensed contractors."
The seller countered with $10,500. We settled at $11,000.
Without those quotes, I would have been guessing. The seller would have dismissed my concerns. I probably would have accepted much less or walked away frustrated.
The Relationships That Matter Later
Here's a bonus I didn't expect: the roofer who did the site visit became my roofer. He replaced the roof two months after I closed. He's since done work on three other properties I've been involved with.
The contractors you call during inspections often become the contractors you use long-term. Even if you don't buy the house, you've made connections. Even if they give you a quote you never use, they remember you when you call again.
My neighbor Linda bought a house last year. She called one of my contractor contacts for an estimate during her inspection, ended up buying the house, and hired him for the work. Six months later, he referred her to a great HVAC guy. These networks matter.
When Time Runs Out
Sometimes you just can't get proper quotes in time. Weekends happen. Contractors get busy. Life gets complicated.
If you're running out of time:
- Use the inspection report itself as documentation. It's a professional assessment.
- Cite industry average costs from reputable sources. "According to HomeAdvisor, roof replacement in our area averages $8,000 to $15,000" carries some weight.
- Ask for a few extra days. Your agent can request an extension of the inspection contingency. Sellers don't have to agree, but sometimes they will.
Even without a formal quote, something is better than nothing. Just know that your negotiating position is stronger with professional documentation behind it.