Home Inspection Repair List — Contractor Before Closing
The buyer's inspection came back with a list, the repair addendum is signed, and closing is three weeks out.
When a buyer's home inspection repair list lands a few weeks before closing, JMB Builders prices each item from the report and your photos and fixes the carpentry and exterior ones across the Twin Cities metro: doors that stick or will not latch, rotted trim, loose or missing caulk, damaged screens, attic hatch seals, and small siding and fascia repairs. Priced per item, with an itemized invoice and photos for the buyer's agent.
- Priced per item from the report
- Itemized invoice and photos for the buyer
- Quote from photos in 1 business day
- Licensed MN contractor BC809005
After a buyer's inspection, the seller often agrees to fix a handful of items before closing. The list is usually small, spread all over the house, and has to be done by a licensed contractor with receipts. That is hard to schedule on short notice when most contractors want one big job, not twelve small ones.
JMB Builders takes the report page by page, prices every carpentry and exterior item on it, and schedules the work ahead of the closing date. When it is done, you get an invoice with each item as its own line and before-and-after photos, which your agent can pass to the buyer's agent as proof the addendum was met.
Items that need a licensed electrician, plumber or HVAC technician, like a missing GFCI, a leaking trap or a furnace service, are marked on the quote so you can book them for the same window. Sellers in a city with a point-of-sale inspection like TISH have a separate required-repairs page.
What you supply
- The inspection report or the signed repair addendum listing what you agreed to fix
- Photos of each item on the list
- The closing date and any date the buyer's agent needs the receipts by
- Access: lockbox code or showing-service instructions
- Paint colors for any trim or siding that will be touched up
What JMB supplies
- A per-item quote that follows the numbering in the report
- Door adjustments, strikes, hinges, sweeps and weatherstripping
- Rotted exterior trim, sill nosing and fascia sections replaced
- Exterior caulk at windows, doors and penetrations; interior caulk at tubs and counters
- Window screen repair, attic hatch weatherstrip and small siding repairs
- Painting of repaired areas, quoted as its own line
- An itemized invoice with before-and-after photos for each item
How it is priced: per project
Quoted in writing from your photos within one business day. What moves the number:
- How many items on the report are carpentry or exterior work
- Rot found behind trim once it is opened
- Ladder work on second-story trim, fascia or soffit
- Whether repaired areas are painted to match
- How soon the work has to be done before closing
- Items that need a licensed trade, listed separately
Send the report pages, not only the summary; the inspector's photos and notes usually show exactly what needs fixing.
How long it takes
Most inspection repair lists: one to two days of work, scheduled ahead of the closing date.
How your project works
- 1
Send photos, get a written quote
Send three photos of the space and a sentence about what you want. You get a clear, itemized quote within one business day. We only come out to measure first when the job needs a tape measure — no pressure, no games.
- 2
Pick materials, or bring your own
We help you choose profiles and materials that fit the house and the budget, or match your existing millwork exactly — or you buy the door or trim yourself and we install it. Everything is confirmed before the crew is scheduled.
- 3
Clean, precise installation
The crew shows up on time, protects floors and furniture, and installs with tight joints and consistent reveals. Photos of the finished work go in your job folder.
- 4
Walkthrough and invoice
We walk the finished work with you. If anything is not right, we fix it before we call the job done. Then one invoice, paid by check or direct deposit — no card fees, no payment links.
Home Inspection Repair List — Contractor Before Closing: questions, answered
Who fixes home inspection items before closing?
A licensed contractor for each type of item. Carpentry and exterior items like doors, trim, rot, caulk and screens are what JMB Builders fixes. Electrical, plumbing and HVAC items go to a licensed electrician, plumber or HVAC technician. The quote marks which is which so nothing gets missed.
Can you give me receipts for inspection repairs to show the buyer?
Yes. The invoice lists every item from the report as its own line, with before-and-after photos. That is what most buyer's agents ask for to confirm the repair addendum was done. It is sent the day the work is finished.
How fast can inspection repairs be done before closing?
Most lists are one to two days of work. The quote comes back within one business day of your photos, and the work is scheduled around the closing date. Send the closing date with the report so the timing is clear from the start.
Do I have to fix everything on the home inspection report?
No. The inspection report lists what the inspector found; what the seller fixes is whatever the buyer and seller agree to in the repair addendum. Send the signed addendum when you have it, and the quote covers only those items. Your agent is the one to ask about what to agree to.
Can a buyer hire a contractor to fix inspection items after closing instead?
Yes. Some buyers take a credit at closing and fix the items themselves after moving in. The same per-item quote works for the buyer, from the same report. Send the report and photos once you have the keys.
What are common inspection items a carpenter fixes?
Doors that stick or will not latch, missing weatherstripping, rotted brickmould or window sill nosing, soft fascia, gaps in exterior caulk, torn window screens, a loose attic hatch, and damaged siding boards. These are small jobs spread around the house. Pricing them per item keeps the quote easy to match to the report.
Recent JMB work, from our job log
59 installs recorded across 30 Twin Cities communities since Dec 2025. Window and door installs for homeowners and for the builders and dealers we sub for. Counts come straight from our job log; no customer names.
Get a written quote for this job
Three photos and a sentence is enough. You hear back within one business day. Or text the photos to 763-204-2099.
Related jobs we do
TISH Required Repairs Contractor — Truth in Sale of Housing
The evaluator marked items as required repairs and the buyer's closing date is set. We fix the carpentry items on that report and give you the photos for the re-evaluation.
Read moreRotted Door Trim Replacement — Casing, Brickmould & Flashing
The paint is bubbling at the bottom of the door casing and a screwdriver sinks right in. We replace the rotted trim and fix the water path that caused it, so it stays fixed.
Read moreDoor Won't Latch — Strike, Hinge and Hardware Fixes
The bedroom door drifts open, the bathroom door needs a shoulder, the front door latches only if you lift it. Small fixes, done right, before anyone talks about replacing the door.
Read moreExterior Window Sill Rot Repair — Sill Nosing Rebuilt, Window Kept
The sill outside the window is soft, checked and peeling, but the window itself opens, locks and is not fogged. We rebuild the sill and leave the window alone.
Read moreWindow Screen Replacement for Rentals — Rescreen or New Frames
Half the screens in the building are torn, a quarter are missing, and the rest are in the wrong windows. A spring complaint that turns into a summer complaint. We fix the building's worth at once.
Read moreAttic Hatch Trim — Casing, Painted Panel and Insulated Lid
The scuttle hole with a raw drywall edge and a loose square of drywall dropped on top of it: we case it, build a real lid, seal it and insulate it.
Read morePage reviewed September 26, 2026 · JMB Builders LLC, MN license BC809005 · All finish carpentry pages
Where we work
Finish carpentry near you
Based in Zimmerman, scheduling across the Twin Cities metro. Closest first: