I would get seller to remediate radon. There is no allowance number that guarantees installation of a system that will solve the problem.

What type of financing are you getting? FHA or VA? If so, then there are some items that will have to be functional from a health and safety POV before you close. For example: the electrical issues and possibly the handrail issue. This would be a real issue for FHA/VA appraisals too.

Check with your agent to see what is typical/normal in your market for repairs. Every location is different. In my area, we buy and sell AS IS and negotiate a credit for $X if the inspection report turns up something not visible during the walk through by the buyer - or we cancel the contract. Other areas have repairs as a standard response up to X%. Your Realtor will know what is typical in your market so you can go in that direction or decide on a different approach.

If you are purchasing with a conventional mortgage - you have some latitude, but the lender wants working electric and no safety issues too. The not working washer and dryer - have the seller credit you for a new set (be prepared to accept a value of the age of the current w/d set). Was this disclosed to you originally or discovered during the inspection? It makes a difference.

In short, talk with your Realtor about the various options you have regarding repairs in your specific area.

Even if you believe the 3 pi/L, I'd get the remediation done. It's not that level less than 4 are safe, it's just that there the testing may give misleading readings as high as 2. You seem to have solid reason to believe that the radon levels are indeed elevated.

You don't know what the remediation will cost until its really done. If the slab is otherwise well ventilated, all you're talking about is a fan and a vent pipe.

Obviously, receptacles should not be hanging from their wires. It is quite possible that fixing this will also take care of the nearby non-functioning ones.

I have a low opinion of home inspectors and yours just reinforces it. Doorstops? Give me a break. Often these inspection reports are nothing more than a way to extort additional concessions out of the seller and to line the pockets of dishonest and incompetent inspection companies. You should review the report with your real estate agent as to what you can and should accept.

Depending on the size and location of that tree you may want to get an estimate on removal. Some areas tree removal is expensive.

Thank you for your answers!

Yes, i'd love to have them put in the Radon remediation system and not just giving me a closing credit, but we are on a tight time frame (if all else fails I obviously need to change plans, but for now I'm sticking to it).

It's a conventional loan, so I do have the advantage of being able to pick and choose.

And yes, the above mentioned items (electric in garage, washer, dryer and low water pressure in shower) are the ones that my realtor and I agreed upon should be requested from the seller. All else I mentioned above was just to give an example what other 'issues' came up in the inspection report.

Denita, no, in the purchase contract the washer and dryer are listed as in working order. There was no disclosure that these don't work (whereas the garage heater does not work and that was disclosed by the seller beforehand). And yes, I'm not expecting to get an allowance for the full price of the latest and greated set, but a 'downpayment' on those so to speak, since they were 'offered' to me as in working order and I would have been okay with using them until I saved up for a replacement. (not that I don't have the money for a new washer and dryer, but there is a lot of other things that I also need to budget for :) ).

So overall it seems to be normal for the seller to take on putting in the mitigation system and requesting to have the electrical fixed in the garage seems to also be normal, right?

How about water pressure issues?

The house is on a well, but interior plumbing and bathrooms are brand new.

Thank you!

Ron Natalie,

yes, septic and well get inspected either way, it's state requirement here it seems (at least that's what I understood from the explanation of my realtor).

As said, the items were already discussed with my realtor and she agrees on my pick of things.

I wasn't with the inspector when he looked at the bathroom, because I had my own plumber.septic specialist come out to do a visual inspection of the sewage plumbing and septic tank, so I can't tell you how he determined the low pressure. But I know that he didn't have any tools/bucket or anything with which he would be able to measure the flow if that's what you mean.