Once the inspection report hits your inbox, it’s easy to go straight into:

“Let’s ask them to fix everything.”

But in Miami — especially in Coconut Grove, Coral Gables, South Miami, Pinecrest, Brickell, and Miami Beach — that’s how you turn a good deal into a tense standoff.

The goal isn’t to weaponize the inspection.
The goal is to protect yourself and keep the deal alive on smart terms.

Here’s how I define a reasonable repair list with my buyers.

Start with safety, systems, and structure

A fair repair list focuses on what truly matters:

• Safety issues

  • Exposed wiring

  • Missing or non-functioning GFCI outlets in wet areas

  • Loose railings, trip hazards, or serious stair/handrail problems

• Critical systems that don’t work properly

  • AC zones not cooling

  • Non-functioning appliances that were included in the sale

  • Active plumbing leaks, not just “older but working” fixtures

• Serious water or structural concerns

  • Active roof leaks

  • Ongoing water intrusion around windows/doors

  • Structural movement beyond normal hairline settling

These aren’t “nice to haves.” These are reasonable expectations when you’re paying serious money in a market like this.

What typically doesn’t belong on the repair list

If we ask for everything, we usually get nothing.

Things I usually keep off the list (or treat as future maintenance):

• Minor cosmetic cracks in stucco or drywall

• Touch-up paint

• Slight wear on floors or cabinets

• Older but functioning systems that match the home’s age

• Small, obvious handyman items you knew walking in (loose door knobs, minor dings)

You can still plan to address these — we just don’t blow up negotiations over them.

Keep it focused, not overwhelming

A reasonable repair request reads like:

• A prioritized, organized list of big-ticket or safety-related items

• Backed by the inspection report, not your cousin’s opinion

• Presented in a way that says, “We want to move forward — if we can solve these.”

Remember: sellers are human. When they see a 40-line demand list, they shut down. When they see a focused list tied to legitimate concerns, they’re far more likely to work with you.

When we’re under contract, I’m not just forwarding your inspection report and saying, “What do you think?”

I’m coming back with:

“Here’s what’s normal. Here’s what’s negotiable. Here’s what we should absolutely ask for.”

If you share an inspection summary with me, I can help you turn it into a sharp, reasonable repair or credit request that protects you and keeps you on track to close on the right Miami home.