How do you negotiate repairs after the architectural inspection?

The architectural inspection is often the most exciting moment in the buying process of a home. You're in love with the house, your offer has been accepted, but then the report reveals a list of flaws you weren't counting on. Perhaps there is a leaking roof, outdated electricity or, in the worst case, problems with the foundation.

In the 2026 Dutch housing market, architectural inspection is not only a means of control, but also a powerful tool for renegotiation. The fact that a defect has been found does not mean that the deal is over. It means that the cards are shuffled again. Here you can read how to negotiate repairs or a price reduction strategically, commercially and successfully.

Analyze the report with a cool head

As soon as the report comes in, it is tempting to immediately get on the defensive. Don't do this. First, distinguish between the different types of costs included in the report:

• Direct costs: Necessary maintenance to prevent further damage or unsafe situations.
• Term costs: Maintenance that must be done within 1 to 5 years.
• Improvement costs: Things you want to change to modernize the home (such as a new kitchen).

The golden rule: In principle, you only negotiate the direct costs that were not visible during the viewing. Things you could have seen with the naked eye, such as an old bathroom or a worn floor, are considered to have been discounted in your first bid.

Gather evidence (Quotations versus estimates)

An architectural report often provides a global estimate of the repair costs. While this is a good indication, sales agents often find these estimates too broad or inaccurate.

Do you want to negotiate seriously? Then make sure you have hard numbers. If the report states that the roof needs to be replaced for approximately €10,000, request a quote from a roofer immediately. An official quote from an approved company is much harder for a seller to ignore than a general rule in an inspection report. It shows that you are serious and that the lack has a real impact on your budget.

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Choose your approach: Price reduction or recovery?

There are two ways to fix the flaws. Each has its own advantages and disadvantages.

Option A: Reduction of purchase price (recommended)

This is almost always the best option for the buyer. You ask the seller to lower the purchase price by the estimated repair costs.

• Advantage: You have control over who does the work and what materials are used. You're sure it's happening right.
• Disadvantage: However, you must have the money available immediately for the repair (or co-finance it in a construction depot), as the bank only finances the reduced purchase price.

Option B: Reinstatement by seller before transfer

You agree that the seller will have the defects repaired before you get the key.

• Advantage: You get a “healthy” home and don't have to be in the rubble right after moving.
• Disadvantage: The seller has no interest in the highest quality. Chances are that the cheapest contractor and the minimal solution will be chosen.

Advice: If you choose option B, specify exactly which materials are to be used and require that the work be carried out by a certified company, including transfer of warranty papers.

The psychology of negotiation

Negotiation is a game of give and take. In 2026, the market is still tight, so an aggressive stance could backfire.

• Stay businesslike and reasonable: Don't say “I don't want this anymore”, but say: “We really want to buy this house, but we're shocked by the post “foundation repair”. We did not understand this from the information in advance. How can we solve this together?”
• The duty to provide information as a lever: As soon as a seller becomes aware of a serious defect (such as asbestos or concrete rot) through your inspection, he is legally obliged to report this to any subsequent potential buyer. This is your strongest asset. If the seller doesn't come to a solution with you, he'll have an even bigger problem with the next buyer.
• Focus on the “deal breakers”: Don't fall over a broken €20 light switch. Focus on items that exceed the agreed limit of your resolutive terms.

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Record the agreements in writing

Have you reached an agreement? Have this immediately confirmed in writing by the brokers. These agreements are often included in an addendum to the purchase agreement.

Make sure it says:

1. The exact amount of the price reduction or specific repairs.
2. The deadline by which work must be completed.
3. Who does the inspection after repair (e.g. a short re-inspection by the engineer just before the transfer).

When should you cancel the purchase?

Sometimes negotiation leads nowhere. If the seller refuses to contribute to the repair of a structural problem and you don't have the budget to deal with it yourself, don't be afraid to make use of your rescinding terms.

Buying a home with a hidden defect that you can't afford is the start of a financial nightmare. In 2026, there will always be other houses, but your financial health is a one-off.

The bargaining position: Negotiating from strength

Negotiating repairs after an inspection is not a vote of no confidence towards the seller, but a business imperative. By putting facts and concrete offers above emotions and emphasizing a joint solution, you increase the chances of getting that dream home at a fair price.

Consider an architectural report as an objective basis for your conversation. On the one hand, use it as a roadmap for your future maintenance, but on the other hand, use it as your strongest asset at the negotiating table to put the finishing touches.