The outdated electrical panel, galvanized piping/leaks and leaking roof were probably things you had no idea about until you had your inspections. So, you negotiated, in good faith, thinking you were going to be dry in the home, have water, and have lights. Sometimes you simply have to call the bluff of the seller and say "We will only buy your house if these items, or at least part of them, are taken care of prior to closing. Otherwise we'll find another house". This needs to be done verbally, not in writing if you indeed will go ahead and buy the house even if they don't do anything. That way, you're still under contract. Your offer to take $1500 off the sale price is a great solution considering a new elec box, roof repairs and pipe repairs may exceed that amount. If you were to walk away from the deal, now the sellers would need to disclose to other buyers of these defects. Play a little hardball and you may get to advance a base or two. Joyce O'Connor, Reece & Nichols O'Connor & Associates. Gardner, Ks.