Step 1: Know Your Timeline
Washington real estate contracts include inspection contingency periods that govern your rights.
Inspection Contingency Period
The standard NWMLS contract specifies an inspection contingency period (commonly 10 days) during which you can conduct inspections and request repairs or credits. Know your specific deadline and work backward from it.
Response Timeframes
After you submit inspection requests, the seller has a specified period to respond. Additional response periods follow if negotiations continue. Your agent can help you understand the specific timelines in your contract.
Termination Rights
Most contracts allow termination during the inspection period for unsatisfactory findings, typically with return of earnest money. Know your rights before making decisions.
Step 2: Review the Full Report
Seattle inspection reports often run 50-70+ pages given the region's unique concerns. Thorough review is essential.
Report Organization
Most reports categorize findings by severity:
- Safety concerns: Require immediate attention
- Major defects: Significant system or structural issues
- Recommended improvements: Suggested updates
- Maintenance items: Normal upkeep
- Informational notes: Things to know
Focus first on safety concerns and major defects.
Seattle Context
Evaluate findings in Seattle context:
- Crawlspace moisture: Extremely common; evaluate severity and management solutions
- Roof moss: Nearly universal; treatable but indicates moisture exposure
- Wood moisture content: Elevated readings common near exterior; concerning when interior framing shows high readings
- Foundation settling: Some settlement normal for older homes; active movement is concerning
Step 3: Arrange Specialist Evaluations
When the inspection recommends further evaluation, arrange these promptly.
Structural Engineer
For hillside properties with retaining wall concerns, foundation issues, or significant structural questions, engineer evaluation ($400-600) provides expert assessment. This is particularly relevant for Queen Anne, Magnolia, and other hillside neighborhoods.
Sewer Line Scope
If not included in your inspection, camera inspection ($200-400) identifies problems in Seattle's aging sewer infrastructure before they become emergencies. Essential given that Seattle homeowners are responsible for their side sewer.
Oil Tank Search
For pre-1970 homes where the inspector or seller disclosures suggest possible oil heat history, tank search ($200-400) can identify underground tanks that create environmental liability.
Crawlspace Specialists
If significant crawlspace issues are found, getting remediation estimates from crawlspace contractors helps quantify the repair need for negotiation purposes.
Step 4: Get Cost Estimates
Documented costs support negotiation positions.
Priority Items for Estimates
Get written estimates for:
- Crawlspace encapsulation/remediation
- Roof replacement or repair
- Sewer line repair if scope reveals problems
- Foundation or retaining wall work
- Electrical updates if needed
Seattle Repair Cost Ranges
For reference, typical Seattle repair costs:
- Crawlspace encapsulation: $8,000-15,000
- Roof replacement (composition): $12,000-20,000
- Sewer line replacement: $8,000-20,000
- Retaining wall replacement: $15,000-40,000+
- Vapor barrier installation: $2,000-4,000
- Rewiring (older home): $12,000-20,000
Step 5: Prepare Your Request
Work with your agent to develop an appropriate repair or credit request.
What to Include
Focus on:
- Safety issues requiring correction
- Significant defects not disclosed by seller
- Items affecting habitability or value significantly
- Major system concerns
Avoid requesting:
- Cosmetic items or preferences
- Normal maintenance for the home's age
- Items visible before inspection
- Minor issues typical of Seattle homes
Repairs vs. Credits
Credits give you control over contractor selection and work quality. Repairs ensure work is done before closing but with seller's contractors. For significant Seattle-specific items (crawlspace remediation, sewer repair), credits are often preferable.
Market Considerations
Seattle's market conditions affect negotiating leverage. In competitive markets, extensive requests may result in sellers choosing other buyers. In softer markets, buyers have more room. Your agent can advise on current conditions.
Step 6: Navigate Negotiation
After submitting your request, negotiation proceeds.
Possible Outcomes
Seller agrees: Addendum documents the agreement, transaction proceeds.
Seller counters: Alternative proposal requires your evaluation.
Seller refuses: You decide whether to proceed as-is, continue negotiating, or terminate.
When Walking Away Makes Sense
Consider terminating if:
- Major issues exceed what the property value can absorb
- Sellers refuse to address significant safety concerns
- Specialist evaluations reveal deal-breaking problems
- Your confidence in the property has fundamentally changed
Step 7: Document Everything
Maintain records of the inspection process:
- Keep the full inspection report and photos
- Save specialist reports and contractor estimates
- Document negotiation correspondence
- Retain copies of any contract addenda
This documentation supports future maintenance planning, insurance needs, and eventual resale.
Seattle-Specific Post-Inspection Considerations
Several factors unique to Seattle affect post-inspection decisions:
- Moisture severity: Some crawlspace moisture is nearly universal. The question is severity and whether current management is adequate. Don't panic, but don't ignore.
- Hillside implications: Retaining walls and drainage issues on hillside properties can be expensive. Get engineering input before committing.
- Sewer responsibility: You own the side sewer from your house to the main. Problems are your expense. Sewer scope results matter significantly.
- Oil tank liability: If a tank exists and wasn't properly decommissioned, cleanup can cost $30,000+. Clarify this before proceeding.