The inspector walks through the house for three hours, taking photos and notes. You follow along, overwhelmed by information. The report arrives: 50 pages, hundreds of items flagged. What's serious? What's normal? What should you do?
Home inspection is your most important protection when buying. It reveals problems you can't see and helps you make an informed decision. But inspections have limits, and knowing what inspectors check (and don't check) is critical.
In this article, you'll learn:
- What home inspectors check vs don't check
- How to choose a qualified inspector in Seattle
- Whether you should attend the inspection (yes!)
- How to read and prioritize the inspection report
- Seattle-specific issues to watch for (moisture, seismic, sewer)
- When to hire specialists (structural, sewer, mold)
- How to use the report in negotiations
- What happens during re-inspection
This article is for you if: You're in or approaching the inspection period and want to maximize this critical step.
Table of Contents
- What Home Inspectors Check
- Choosing a Home Inspector
- Should You Attend the Inspection?
- Understanding the Inspection Report
- Prioritizing Issues
- Seattle-Specific Issues
- When to Hire Specialists
- Using the Report in Negotiations
- Re-Inspection
- Summary: Key Takeaways
- Next Steps
- Additional Resources
What Home Inspectors Check
General Home Inspection Scope
Structural components:
- Foundation (visible portions)
- Framing and structure
- Roof structure
- Floors, walls, ceilings
- Doors and windows
Exterior:
- Siding and trim
- Roof covering
- Gutters and downspouts
- Grading and drainage
- Decks and porches
Roofing:
- Roof covering condition
- Flashing
- Chimneys
- Ventilation
- Visible damage
Plumbing:
- Water supply pipes
- Drain, waste, vent pipes
- Water heater
- Fixtures and faucets
- Visible leaks
Electrical:
- Service panel
- Branch circuits
- Outlets and switches
- GFCI/AFCI protection
- Grounding
HVAC:
- Heating system
- Cooling system (if present)
- Ductwork (visible)
- Ventilation
- Thermostats
Interior:
- Walls, ceilings, floors
- Doors and windows
- Stairs and railings
- Cabinets and countertops
- Built-in appliances
Insulation and ventilation:
- Attic insulation
- Crawlspace insulation
- Ventilation systems
- Moisture barriers
Fireplaces:
- Visible components
- Damper operation
- Hearth and surround
- Basic safety
What Inspectors DON'T Check
Not included in general inspection:
- Sewer line (requires sewer scope)
- Septic system (requires specialist)
- Mold testing (requires specialist)
- Radon testing (requires specialist)
- Asbestos testing (requires specialist)
- Lead paint testing (requires specialist)
- Pest inspection (requires specialist)
- Pool/spa (requires specialist)
- Structural engineering (requires engineer)
- Code compliance (not inspectors' job)
- Cosmetic issues (paint, finishes)
- Appliances beyond built-ins
Limitations:
- Only visible, accessible areas
- Non-invasive (don't open walls)
- Snapshot in time (not predictive)
- General overview (not exhaustive)
Seattle-specific note: Sewer scope is NOT included but highly recommended for homes built before 1980.
Choosing a Home Inspector
Qualifications to Look For
Certifications:
- ASHI (American Society of Home Inspectors)
- InterNACHI (International Association of Certified Home Inspectors)
- WSDA (Washington State Department of Agriculture) licensed
Experience:
- 5+ years preferred
- 1,000+ inspections
- Familiar with Seattle area
- Knows local issues (moisture, seismic)
Insurance:
- Errors and omissions insurance
- General liability insurance
- Protects you if they miss something
Sample report:
- Request before hiring
- Should be detailed and clear
- Photos included
- Easy to understand
How to Find Inspectors
Referrals:
- Your agent (but get multiple options)
- Friends who recently bought
- Online reviews (Google, Yelp)
- Local Facebook groups
Professional associations:
- ASHI: ashi.org (find inspector tool)
- InterNACHI: nachi.org (find inspector tool)
- Washington State: search licensed inspectors
What to ask:
- How long have you been inspecting?
- How many inspections have you done?
- Are you familiar with [neighborhood]?
- What certifications do you have?
- Do you carry E&O insurance?
- Can I attend the inspection?
- When will I receive the report?
- What's your fee?
Red flags:
- Won't let you attend
- No certifications
- No insurance
- Vague answers
- Pressure to use specific contractors
Cost and Timing
Seattle typical costs:
- Single-family home (under 2,000 sqft): $500-$600
- Single-family home (2,000-3,000 sqft): $600-$700
- Single-family home (over 3,000 sqft): $700-$900
- Condo/townhome: $400-$500
Additional inspections:
- Sewer scope: $300-$500
- Roof inspection: $200-$400
- Structural engineer: $500-$1,000
- Mold inspection: $300-$800
- Radon test: $150-$300
Timing:
- Schedule within 2-3 days of acceptance
- Inspection takes 2-4 hours
- Report within 24-48 hours
- Leaves time to review before deadline
Should You Attend the Inspection?
Yes, You Should Attend
Why it's valuable:
- Learn about the home
- Ask questions in real-time
- See issues firsthand
- Understand severity
- Get maintenance tips
- Build relationship with inspector
What you'll learn:
- How systems work
- Where shutoffs are located
- Maintenance needs
- Problem areas to watch
- DIY vs professional repairs
Seattle homeowner tip: Inspectors often share PNW-specific maintenance advice (gutter cleaning, moss treatment, moisture management).
How to Make the Most of It
Bring:
- Notepad and pen
- Camera/phone for photos
- Questions list
- Flashlight
- Comfortable clothes (you'll go in crawlspace/attic)
Do:
- Arrive on time
- Follow inspector around
- Ask questions
- Take notes and photos
- Listen to explanations
- Ask about maintenance
Don't:
- Bring large group (2-3 people max)
- Distract inspector
- Touch or test things
- Make inspector uncomfortable
- Argue about findings
Best time to ask questions:
- During inspection (brief questions)
- At end (detailed discussion)
- After report (follow-up)
What Inspector Will Tell You
During inspection:
- Major issues as found
- Safety concerns
- System conditions
- Maintenance recommendations
At the end (summary):
- Overall condition
- Major concerns
- Recommended specialists
- Estimated repair priorities
In the report:
- Detailed findings
- Photos of issues
- Recommendations
- Severity ratings
Understanding the Inspection Report
Report Structure
Typical sections:
- Summary (most important)
- Structural components
- Exterior
- Roofing
- Plumbing
- Electrical
- HVAC
- Interior
- Insulation and ventilation
- Appliances
Each item includes:
- Description of component
- Condition assessment
- Issues found
- Recommendations
- Photos
How Items Are Categorized
Safety hazard:
- Immediate danger
- Must be addressed
- Examples: exposed wiring, gas leaks, structural failure
Major defect:
- Significant problem
- Expensive to repair
- Affects habitability
- Examples: roof failure, foundation cracks, HVAC not working
Minor defect:
- Needs attention
- Less expensive
- Maintenance item
- Examples: leaky faucet, missing outlet cover, worn weatherstripping
Maintenance recommendation:
- Normal upkeep
- Not urgent
- Preventive
- Examples: clean gutters, service HVAC, caulk windows
Informational:
- FYI only
- Not a problem
- Educational
- Examples: system age, how to operate, maintenance tips
Reading the Summary
Most important section:
- Lists all major issues
- Safety concerns highlighted
- Recommended specialists
- Priority items
Focus here first:
- Understand big picture
- Identify deal-breakers
- Determine next steps
- Estimate costs
Example summary items:
"Major Concern: Roof has multiple areas of damaged shingles and evidence of past leaks. Recommend roof specialist evaluation. Estimated cost: $15,000-$25,000 for replacement."
"Safety Hazard: Electrical panel is Federal Pacific brand, known fire hazard. Recommend immediate replacement by licensed electrician. Estimated cost: $2,000-$3,000."
"Maintenance: HVAC system is 18 years old, near end of typical lifespan. Budget for replacement in next 2-5 years. Estimated cost: $5,000-$8,000."
Prioritizing Issues
Framework for Evaluation
Tier 1: Safety hazards (address immediately)
- Exposed wiring
- Gas leaks
- Structural failure
- Fire hazards
- Carbon monoxide risks
Action: Request immediate repair or walk away
Tier 2: Major systems (expensive, essential)
- Roof failure or near end of life
- Foundation problems
- HVAC not working or very old
- Plumbing failures
- Electrical panel issues
Action: Request repair, replacement, or significant credit
Tier 3: Important but not urgent
- Water heater old but working
- Minor roof damage
- Drainage issues
- Deck repairs needed
- Window seal failures
Action: Request repair or moderate credit
Tier 4: Minor issues
- Leaky faucets
- Missing outlet covers
- Worn weatherstripping
- Cosmetic damage
- Small repairs
Action: Accept as-is or request small credit
Tier 5: Maintenance items
- Clean gutters
- Service HVAC
- Caulk windows
- Paint touch-ups
- Normal upkeep
Action: Accept as-is, plan to do yourself
Cost Estimation
Get professional estimates:
- For major items (Tier 1-2)
- From licensed contractors
- In writing
- Include in negotiation
Use online resources:
- HomeAdvisor: homeadvisor.com
- Angi: angi.com
- Typical cost ranges
- For ballpark estimates
Seattle typical costs:
- Roof replacement: $15,000-$25,000
- HVAC replacement: $5,000-$8,000
- Water heater: $1,200-$2,000
- Electrical panel: $2,000-$3,000
- Foundation repair: $5,000-$20,000+
- Sewer line: $5,000-$15,000
Total Repair Budget
Calculate total:
- Add up all Tier 1-3 items
- Include specialist inspections needed
- Add 10-20% contingency
Example:
- Roof repair: $5,000
- Electrical panel: $2,500
- Plumbing repairs: $1,500
- Deck repairs: $2,000
- Total: $11,000
- With 15% contingency: $12,650
Use in negotiation:
- Request repairs
- Or request credit
- Or reduce purchase price
- Or combination
Seattle-Specific Issues
Moisture and Water Intrusion
Why it's common:
- Seattle gets 37 inches of rain per year
- High humidity
- Poor drainage common in older homes
- Crawlspaces often damp
What to look for:
- Water stains on ceilings, walls
- Musty smell
- Mold or mildew
- Soft spots in floors
- Moisture in crawlspace
- Poor drainage around foundation
Red flags:
- Active leaks
- Extensive mold
- Rotted wood
- Standing water in crawlspace
- Moisture meter readings high
Action:
- Moisture specialist if extensive
- Estimate remediation costs
- Check if covered by insurance
- Consider walking away if severe
Prevention:
- Proper grading
- Gutter maintenance
- Crawlspace vapor barrier
- Dehumidifier if needed
Sewer Line Issues
Why it's common:
- Many Seattle homes built pre-1980
- Clay sewer pipes deteriorate
- Tree roots invade pipes
- Bellied or collapsed pipes
Sewer scope recommended:
- All homes built before 1980
- Homes with large trees near sewer line
- Homes with slow drains
- Homes in areas with known issues
Cost: $300-$500
What it shows:
- Pipe condition
- Root intrusion
- Cracks or breaks
- Bellies (sags)
- Blockages
Red flags:
- Extensive root intrusion
- Collapsed sections
- Multiple cracks
- Severe bellying
Repair costs:
- Spot repair: $2,000-$5,000
- Partial replacement: $5,000-$10,000
- Full replacement: $10,000-$20,000+
Action:
- Request seller repair or credit
- Or negotiate price reduction
- Or walk away if too expensive
Seismic and Structural
Why it matters:
- Seattle is in earthquake zone
- Older homes (pre-1970s) not built to current standards
- Unreinforced masonry chimneys
- Unbolted foundations
What to check:
- Foundation bolted to sill plate
- Cripple walls braced
- Chimney condition
- Masonry reinforcement
Red flags:
- Unbolted foundation
- Unbraced cripple walls
- Unreinforced masonry chimney
- Visible structural damage
Seismic retrofit costs:
- Foundation bolting: $3,000-$7,000
- Cripple wall bracing: $2,000-$5,000
- Chimney reinforcement: $5,000-$15,000
- Total retrofit: $10,000-$30,000
Action:
- Structural engineer evaluation
- Request seller retrofit or credit
- Or negotiate price reduction
- Consider earthquake insurance
Electrical Issues
Common in older Seattle homes:
- Two-prong outlets (no ground)
- Knob-and-tube wiring (pre-1950s)
- Aluminum wiring (1960s-1970s)
- Federal Pacific or Zinsco panels
- Undersized service (60-100 amp)
What to check:
- Outlet tester results
- Panel brand and condition
- Wire types visible
- Service capacity
Red flags:
- Federal Pacific or Zinsco panel
- Knob-and-tube wiring
- Aluminum wiring (not properly maintained)
- Burn marks in panel
- Overloaded circuits
Repair costs:
- Panel replacement: $2,000-$4,000
- Rewiring (partial): $3,000-$8,000
- Rewiring (full): $10,000-$20,000+
- Aluminum wiring remediation: $1,500-$3,000
Action:
- Licensed electrician evaluation
- Request repairs or credit
- Safety issues are non-negotiable
When to Hire Specialists
Structural Engineer
When to hire:
- Foundation cracks wider than 1/4 inch
- Sagging floors or roof
- Doors/windows don't close properly
- Visible settling or movement
- Unprofessional additions
- Inspector recommends
What they do:
- Detailed structural analysis
- Identify causes of problems
- Recommend repairs
- Provide repair estimates
- Stamped report
Cost: $500-$1,000
Timeline: 1-2 weeks for report
Sewer Scope Specialist
When to hire:
- Home built before 1980
- Large trees near sewer line
- Slow drains throughout house
- Sewer smell
- Inspector recommends
- Neighbors have had issues
What they do:
- Camera inspection of sewer line
- Video recording
- Identify problems
- Recommend repairs
Cost: $300-$500
Timeline: Same day, report within 24 hours
Mold Specialist
When to hire:
- Visible mold larger than 10 sqft
- Musty smell throughout house
- History of water damage
- Health concerns
- Inspector recommends
What they do:
- Visual inspection
- Air quality testing
- Surface sampling
- Identify mold types
- Recommend remediation
Cost: $300-$800
Timeline: 3-5 days for lab results
Roof Specialist
When to hire:
- Roof over 20 years old
- Visible damage
- Evidence of leaks
- Inspector can't access roof
- Inspector recommends
What they do:
- Detailed roof inspection
- Identify all issues
- Estimate remaining life
- Provide repair/replacement estimate
Cost: $200-$400
Timeline: Same day, report within 24 hours
Chimney Inspector
When to hire:
- Fireplace or wood stove present
- Chimney looks damaged
- No recent inspection records
- Planning to use fireplace
- Inspector recommends
What they do:
- Level 1 or Level 2 inspection
- Check flue condition
- Identify safety issues
- Recommend repairs
Cost: $150-$300
Timeline: Same day, report within 24 hours
Using the Report in Negotiations
Your Options
1. Accept as-is:
- No repairs requested
- Move forward
- You handle repairs after closing
When to do:
- Minor issues only
- Priced accordingly
- You have budget for repairs
2. Request repairs:
- Seller fixes specific items
- Before closing
- You verify completion
When to do:
- Safety issues
- Major systems
- Seller has time and resources
3. Request credits:
- Seller gives money at closing
- You handle repairs yourself
- More control over quality
When to do:
- You want to choose contractors
- Seller doesn't have time
- Complex repairs
4. Reduce purchase price:
- Lower price to account for repairs
- Same effect as credit
- Reduces loan amount
When to do:
- Large repair costs
- Seller prefers price reduction
- You have cash for repairs
5. Cancel contract:
- Walk away
- Get earnest money back
- Find another home
When to do:
- Too many major issues
- Repair costs too high
- Seller won't negotiate
- Deal-breaker found
How to Request Repairs
Be strategic:
- Focus on major items (Tier 1-2)
- Don't nickel-and-dime
- Be reasonable
- Prioritize safety and systems
Format:
- In writing
- Specific items
- Include estimates
- Professional tone
- Before deadline
Example request:
"Based on the home inspection completed on [date], we request the following repairs or credits:
-
Electrical panel replacement - Federal Pacific panel is known fire hazard. Request replacement by licensed electrician. Estimated cost: $2,500.
-
Roof repairs - Multiple damaged shingles and evidence of leaks. Request repair by licensed roofer. Estimated cost: $5,000.
-
Sewer line repair - Sewer scope shows root intrusion and cracked pipe. Request repair by licensed plumber. Estimated cost: $8,000.
Total requested: $15,500
Alternatively, we would accept a credit of $15,500 at closing to complete these repairs ourselves.
Please respond by [deadline date]."
Negotiation Tips
Expect compromise:
- Seller may not agree to everything
- Pick your battles
- Focus on most important items
Be flexible:
- Repairs vs credits
- Partial repairs
- Split costs
- Creative solutions
Consider seller's position:
- Motivated seller = more likely to negotiate
- Multiple offers = less leverage
- Seller's timeline matters
- Seller's financial situation
Know your limits:
- What's your walk-away point?
- What's non-negotiable?
- What can you live with?
See our Inspection Responses article for detailed negotiation strategies
Re-Inspection
When It's Needed
If seller makes repairs:
- Verify work completed
- Check quality
- Ensure proper permits
- Confirm safety
Who does it:
- Original inspector (preferred)
- Or you and your agent
- Or specialist if complex
Cost: $150-$300 typical
Timing: After repairs, before closing
What to Check
Completed repairs:
- All agreed items done
- Work quality acceptable
- Proper materials used
- Permits obtained if required
Permits:
- Required for major work
- Electrical, plumbing, structural
- Check with city/county
- Verify final inspection passed
Documentation:
- Receipts from contractors
- Warranty information
- Permit records
- Before/after photos
If issues found:
- Repairs not completed
- Poor quality work
- No permits
- New damage
Your options:
- Request completion
- Hold funds in escrow
- Delay closing
- Cancel contract
Summary: Key Takeaways
- Home inspection covers structure, systems, visible components (not sewer, mold, pests)
- Choose ASHI or InterNACHI certified inspector with Seattle experience
- Always attend inspection (learn about home, ask questions)
- Report shows safety hazards, major defects, minor issues, maintenance items
- Prioritize: safety first, then major systems, then minor issues
- Seattle-specific: moisture, sewer lines (pre-1980), seismic, electrical
- Hire specialists for: structural, sewer scope, mold, roof, chimney
- Use report to negotiate: repairs, credits, price reduction, or walk away
- Re-inspection verifies repairs completed properly
Next Steps
- Schedule inspection within 2-3 days of acceptance
- Attend inspection and take notes
- Review report carefully within 24 hours
- Prioritize issues using Tier 1-5 framework
- Get estimates for major repairs
- Hire specialists if recommended
- Submit inspection response before deadline
- Negotiate repairs, credits, or price reduction
- Schedule re-inspection if repairs made
Related articles:
- Spotting Issues During Tours
- Inspection Responses
- WA Contract to Close Timeline
- Seller Disclosure Overview
Additional Resources
Find inspectors:
- ASHI: ashi.org
- InterNACHI: nachi.org
- Washington State licensed inspectors
Cost estimates:
- HomeAdvisor: homeadvisor.com
- Angi: angi.com
Seattle-specific:
- Seattle DCI (permits): seattle.gov/sdci
- King County (permits): kingcounty.gov
- Sewer scope specialists: search "sewer scope Seattle"