Inspection Objection Letter Template
Most buyers send a 14-item list and get nothing. The winning play in 2026: a 3-tier credit request with photos, written bids, and a clear walk-away signal. Steal the exact template below.
The 2026 template — copy & adapt
Date: [DATE] RE: Inspection Objection — [PROPERTY ADDRESS] Buyers: [NAMES] · Contract date: [DATE] · Closing: [DATE] Dear [Seller / Listing Agent], Following the home inspection completed on [DATE] by [INSPECTOR + LICENSE #], we are formally objecting to the following items per Section [X] of the purchase contract. We have grouped findings into three tiers. We are requesting a credit at closing for Tier 1 items only. TIER 1 — CREDIT REQUESTED ($[TOTAL]) 1. [Finding] — [Pages X of report] — bid attached, $[AMOUNT] 2. [Finding] — [Pages X of report] — bid attached, $[AMOUNT] 3. [Finding] — [Pages X of report] — bid attached, $[AMOUNT] TIER 2 — NOTED, NOT REQUESTING ACTION • [Finding] • [Finding] TIER 3 — FOR YOUR DISCLOSURE FILE • [Finding] • [Finding] Requested response by [DATE — 48–72 hrs out]. If we cannot reach agreement by [CONTINGENCY EXPIRATION], we will exercise our right to terminate and request release of earnest money per Section [X]. Sincerely, [BUYER NAMES] Attachments: • [Inspector finding photos, Tier 1 items only] • [Written repair bids, Tier 1 items]
Don't know what to put in Tier 1?
Upload your inspection PDF to the HomeScore Inspection Analyzer. We auto-sort every finding into the exact three tiers above with 2026 repair-cost benchmarks.
Frequently asked
When do I send an inspection objection letter?+
Inside your inspection contingency window — typically 7–14 days after going under contract, depending on state and contract. Late = waived rights. Send it through your buyer's agent, in writing, by email with read receipt.
Request repairs or ask for a credit?+
Ask for a credit, not repairs, on anything over $500. Sellers will hire the cheapest contractor; you'll inherit the warranty risk. A credit lets you pick your own pro. Only request repairs on safety items (gas, electrical, structural) where you cannot legally close otherwise.
How many items should I list?+
Group findings into 3 tiers (critical / negotiate / FYI). Ask for credit on critical only — usually 3–7 items. Asking for 20+ guarantees the seller declines all of them. Strategic restraint wins more than long lists.
What if the seller refuses everything?+
You have three responses inside the contingency: (1) walk away, EMD refunded; (2) accept and proceed; (3) counter with a reduced ask. Most deals settle in round 2. Have your walk-away number written down before you respond.
Does the seller see my inspection report?+
Only what your letter includes. Best practice: attach photos of the specific findings you're negotiating, not the whole report. Disclosing the full report can come back to bite you in states with disclosure laws if the deal falls apart.