If you knew for sure that these items were all fixed, would you want the house? If so, pay the inspector to come back to look at them. It's extra cost to you either way, but you'll be comfortable with whatever decision you make.

If you are soured on this house and don't want it because of the issues (even if repaired), then don't buy it. In this market, you should have no trouble getting any earnest money back, since the seller can sell to someone who doesn't care about the inspection - probably for more money.

Talk with your realtor about the process. It seems too quick to have sorted out that many issues. I presume this was your inspector who provided the report. Properties being financed with FHA have to pass their inspection which is part of the appraisal. I wouldn't want to pay for an appraisal on a property unless I believed the property would pass and that one probably won't. Ask the seller to provide pictures of the fixes they have made. Items like handrails and the support beam will be obvious from pictures whether they have indeed been fixed. What does your contract say about seller's obligation to fix property to FHA standards? Without an assurance that seller will fix issues raised by appraisal, I probably wouldn't pursue the property.

1-5 and 14 could require significant remediation. Or maybe not. But it would be helpful if the report could be more explicit than noting an "issue". I have an issue with that.

Hmmmm, 14 items completed, some that I would think would take more than just a few days to fix..."all completed"? If the seller's contractor cut corners the first time around, what makes you think they didn't go the same route to "repair" items on the list. You could get another inspection done to see how the repairs were done. Seems fishy to me.

Thanks everyone for your feedback. All the items were not completed and the appraisal came back with the purchase price if the sellers fixes items the appraiser has noted. The items are not the same as the inspectors. I know the appraisal and the inspection are two different things. Also the roof cert was finally given to our agent. The roof expectancy is 2 years and the warranty transfers.

In saying that the inspection report scares me and I don’t feel right about taking on this home. My husband is in love with this house and thinks things will just be fine in the end. My thought as I stated to him, is to find a home we both can agree on and have better balance because this is not it.

If you and your husband are not in agreement on this home, this is not the home for you.

If you proceed with this home, you may grow to love it. You may hate it the whole time you are there. Whether you intend for it to happen or not, that hatred for the house will impact your relationship with him.

So just find another house. Don't worry about any money you might lose in the process.

I'd say goodbye and move on.

A jack post compensating for a weak beam? Water intrusion into the basement? Any cracks in the basement floor? Do the window and door just 'not lock', or are they out of alignment due to the house settling/shifting? Is the patio moving water *towards* the house? I'd wonder if there's a high water table causing movement. Determine your imminent cost to replace the roof. ("Two years" is about the same as "Now".)

As you are an FHA buyer, I am assuming you don't have the ready cash for a conventional loan. If so, how would you expect to be able to pay for the roof in a couple years time? A roof job is going to start at $4,000 for a little one but more likely double or triple that or higher. You would be better off paying more for a house with the roof already installed. Lots of jobs are DIY friendly but roofing isn't. 

Talk to your husband and analyze why he likes this house. Is it the location, the layout, the size, the style, the price tag or the man cave? If he can't explain to you why this house is so desirable to him, then it is not a good house for you to buy. Every couple has their roles and we don't know how you interact. Perhaps he is being impulsive and you are being rational or perhaps he is being realistic while you are overly cautious. Every successful purchase needs someone being excited about possibilities and seeing the best side of the deal and someone else shooting holes in the balloon. 

I have bought a couple dozen houses over the years and I can tell you there is always another house for sale.  My partner is usually the one seeing all the cool possibilities and I am the one saying hold on but sometimes he gets sensible and looks at it the amount of work required.

Ugh, I’m sorry about the stress this is causing.

We’ve bought and sold six houses in the past and have never thought to ask for proof or re-inspection of the items agreed upon by sellers to fix. We’ve just assumed that since it was a legal contract that of course everything would be done. We got really burned on that our last time buying a house. We didn’t ask for many items to be addressed, but they flat out lied and just didn’t do many of them, or only did half the work on the others. It should have been a red flag when their realtor asked if we would need receipts, etc. showing that the work had been done. We said no, of course not, that we trusted them. The entire process of buying this house was awful and demoralizing, and we wish that we’d walked away when we had the chance.

We’re about to list it and buy a different house, and will definitely be more cautious and require re-inspection this time around. Lesson learned.