And why it matters even after closing.

When you’re buying a home, inspection items can feel like a whirlwind: you submit your objection, the sellers agree to repairs, and everyone moves forward. Easy, right? Mostly — but only if the repairs are done correctly.

I recently had a situation where my buyer ran into a big issue after closing. The sellers had agreed to replace the electrical panel. But the contractor they hired wasn’t a licensed electrician… and no permit was pulled. The work wasn’t done to code, and now the problem is landing in my buyer’s lap.

And here’s the hard part: once the deal is closed, your agent can’t legally get involved with the sellers or the contractors. Representation ends at closing — which means buyers are left navigating the fallout on their own.

This is exactly why buyers need to stay proactive during inspection repairs.

1. Not all contractors are created equal.

Just because a seller hires someone doesn’t mean that person is licensed, insured, or qualified. Unlicensed work might “look fine,” but behind the walls it can be dangerous — or flat-out illegal.

Electrical, plumbing, HVAC, roofing, structural work… these trades must be licensed for a reason.

2. Permits matter — more than most people realize.

Permits aren’t just red tape. They’re protection.

A proper permit:

• Ensures the work is inspected
• Confirms it meets current safety code
• Creates a public record for future buyers
• Can prevent insurance issues down the road

If a permit should have been pulled and wasn’t, the city can require the work to be redone — at the new owner’s expense.

3. Sellers aren’t always aware of what “qualified” means.

Many sellers aren’t trying to cut corners; they just don’t know the difference between a handyman and a licensed electrician. They want something done quickly and assume a contractor’s word is enough.

Buyers who double-check the paperwork avoid surprises.

4. Your due diligence doesn’t end with the inspection objection.

As the buyer, you should always ask for:

• Invoices
• Proof of licensing
• Permit numbers (when applicable)
• Photos of the completed work
• Any warranty information
• If you’re working with me, I’ll help guide you through what to look for — but I can’t force a seller to follow the law or check up on their contractor. That’s why asking for documentation is key.

5. After closing, your agent can’t intervene.

This is the part most buyers don’t know. Once you close, representation ends. I can give you guidance and support, but I can’t reach out to the seller, their agent, or their contractors on your behalf.

That’s not a lack of willingness — it’s a legal boundary to protect you, me, and the entire transaction.

How to protect yourself as a buyer

A few simple steps can make all the difference:

✔ Ask for licensed contractors only

✔ Request copies of permits when required

✔ Get receipts showing what was actually done

✔ Have your inspector check repairs when possible

✔ Speak up early if something feels off

It’s much easier to verify before you close than to untangle a mess afterward.

Bottom line

Inspection repairs aren’t just about getting things “fixed” — they’re about getting them fixed safely, legally, and professionally. When work is done properly, you start homeownership on solid ground. When it’s not… that’s when the headaches begin.

If you ever want a second set of eyes on repair documentation during a purchase, or you have questions about how to protect yourself in future deals, I’m always here.