The home inspection, top to bottom
What a licensed inspector looks at, the extra checks worth considering here in the Northwest, and your choices afterward.
The short version
A licensed home inspector checks the house from roof to crawlspace. Then, within the number of days in your offer, you decide whether to move forward, ask for repairs or a credit, or walk away.
What the inspector looks at
Washington licenses its home inspectors. A typical inspection covers these seven areas.
Roof and gutters
Age, wear, leaks, and the moss that loves our wet winters.
Attic
Insulation, ventilation, and any signs of leaks or critters.
Electrical panel
Wiring, breakers, outlets, and anything outdated or unsafe.
Plumbing and water heater
Leaks, water pressure, drains, and the water heater's age.
Heating and cooling
Furnace or heat pump, ducts, and whether everything runs.
Crawlspace or basement
Moisture, framing, vapor barrier, and the foundation.
Outside and drainage
Siding, decks, grading, and where the rain goes.
Tap a number or an item in the list to match them up.
Extra checks worth a look
Depending on the home, these can save you from very expensive surprises.
- Sewer scope for the line out to the street
- Oil tank scan for older homes that once heated with oil
- Septic inspection for rural homes
- Well flow and water test if the home has a well
- Pest inspection for wood-destroying insects
- Radon test if you want extra peace of mind
After the report, you have three choices
Move forward
Nothing big came up, or you're fine handling it yourself.
Ask for repairs or a credit
We send the seller a request. They can agree, counter, or say no.
Walk away
If it's not the right house, you can back out within your inspection window and keep your earnest money.
Questions I hear a lot
Is a home inspection required?
It's optional, but I strongly recommend one. It's often the best few hundred dollars you'll spend on a house.
How long does an inspection take?
Usually a few hours, longer for big or older homes. Come for the last part so the inspector can walk you through what they found.
Who pays for the inspection?
The buyer usually pays the inspector directly.
Ready to start looking?
Grab a coffee with me and we'll map out your own plan. No pressure, no homework.
General information for Washington buyers and sellers, not legal, tax or lending advice. Every home and every deal is a little different, so let's talk about yours. Updated October 2026.