Home Inspection Repair Estimates: Why One Bid Isn't Enough
Updated: 23 hours ago
Published on September 15, 2026 by Leegie Parker
Leegie Parker | Real Estate Advisor | DRE 01020534 | Compass | Leegie.com
Quick Answer When a home inspection uncovers issues like structural damage, mold, or roof problems, get at least three repair estimates before you decide how to move forward. Bids for the exact same scope of work can differ by tens of thousands of dollars, and the inspector's ballpark number in the report is not a substitute for a real bid. |
If your home inspection just came back with a list of problems, the number that worries you most probably isn't the one on the inspection report. It's the one on the repair bid. Getting a single home inspection repair estimate and treating it as gospel is a mistake I see buyers make, and it can cost real money. I'm working through this currently with a couple of buyer clients whose inspections uncovered mold in the kitchen cabinets, chimney issues, foundation damage with rotten joists and leaning piers, and a bathroom floor that has to come out just to reach a rotted joist underneath, because of how the home and its subfloor were originally built.
Here's what surprised even me: two of the bids we brought in for the exact same scope of work came back $30,000 apart. Another pair differed by $16,000. Same house, same problem, wildly different numbers. That gap is exactly why one repair estimate should never be the only one a buyer gets.
Termite work tends to be the exception here, more on that below, but for structural, foundation, chimeny and plumbing-related repairs in older Tarzana, Encino, and Woodland Hills homes, price variation is the rule, not the exception.
What Kinds of Repairs Turn Up in a Home Inspection?
On these two files, the list included mold in the kitchen cabinetry, foundation damage with rotten and leaning piers, and joist damage under a bathroom that required removing the flooring entirely to access it, because there was no other way to reach it given how the home was built. Termite activity, an aging chimney, roof wear, and drainage problems rounded out the reports. None of that is unusual for homes of a certain age in this part of Los Angeles, it's exactly why the inspection matters in the first place.
Why Do Repair Bids Vary So Much for the Same Work?
Two contractors bidding the exact same repair can land tens of thousands of dollars apart, and the difference usually comes down to what's included, not just the number on the page.
On these particular homes, one pair of bids for identical work was $30,000 apart, and another pair was $16,000 apart. Some of that gap comes down to access. A repair that requires cutting into a bathroom floor to reach a rotted joist under a toilet, because there's no other way to get to it given the home's construction and subfloor, costs differently depending on how a contractor plans to approach the job. The rest of the gap usually comes from materials, permit handling, or simply how busy that contractor is right now.
How Many Home Inspection Repair Estimates Should Buyers Get?
For anything significant, structural work, foundation repair, chimney, roofing, plumbing, get at least three bids before you make a decision.
Termite work is the exception. Termite pricing tends to be far more consistent from company to company, and it comes with a warranty, so one bid from a reputable, licensed vendor is usually enough. For everything else, especially the big-ticket items, three bids give you a real range to negotiate from and protect you from either overpaying or badly underestimating what the fix will really cost.
Should You Trust the Inspector's Repair Cost Estimate?
No. Even when a home inspector gives you a ballpark number for a repair, treat it as a guess, not a bid.
Inspectors are trained to find problems, not to price them precisely, and the estimate range in their report is meant to give you a general sense of scale, not a number you can hold a contractor to. Get your own detailed bid for the specific work needed before you negotiate repairs or credits with the seller.
What to Compare Beyond the Bottom-Line Number
The lowest bid isn't automatically the best bid, so compare scope, materials, and warranty side by side before choosing.
Ask each contractor to confirm exactly what's included, whether permits are part of the price, what materials they're using, and what warranty comes with the work. A bid that looks cheaper on paper sometimes leaves something out that the higher bid included, and that gap shows up later, usually at the worst time.
I put together a Buyer Roadmap that walks through exactly what to expect from inspection through closing, including how to handle repair negotiations. If you'd like a copy, drop me an email at Leegie@Leegie.com and I'll send it over. |
FAQ
Is it normal for repair bids after a home inspection to vary this much?
Yes. It's common for repair estimates on the same scope of work to differ by thousands or even tens of thousands of dollars, especially for foundation, structural, and plumbing repairs, which is why getting multiple bids matters.
How many repair estimates should I get before closing on a home?
Get at least three estimates for significant repairs like foundation, structural, or roofing work. Termite repair is more consistent in pricing and typically only needs one bid from a reputable, licensed company.
Can I use the home inspector's repair estimate to negotiate with the seller?
Treat the inspector's estimate as a rough guess, not a number to negotiate with. Get a detailed bid from a licensed contractor for the specific repair before you go back to the seller with a request.
What should I compare between repair bids besides the price?
Compare the scope of work, materials, whether permits are included, and the warranty offered. The cheapest bid isn't always the most complete one.
Key Takeaways
• Repair bids for identical scopes of work can differ by tens of thousands of dollars. On one recent Valley escrow, two bids were $30,000 apart and another pair was $16,000 apart. • Get at least three estimates for significant repairs like foundation, structural, and roofing work. • Termite repair pricing is more consistent and comes with a warranty, so one bid from a reputable company is usually enough. • Treat a home inspector's repair cost estimate as a rough guess, never a number to rely on for negotiating. • Compare scope, materials, permits, and warranty, not just the bottom-line number, before choosing a contractor. |
Thinking about buying or selling in the San Fernando Valley or on the Westside? I'd love to hear from you. Call or text me at 310-739-9202, or email Leegie@Leegie.com. I'll give you a thoughtful, grounded take on where you stand.
Leegie Parker
Real Estate Advisor, Compass
DRE 01020534
310-739-9202 | Leegie@Leegie.com | Leegie.com
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