General Inspection Questions
These questions cover the basics of home inspections in Seattle.
How much does a home inspection cost in Seattle?
Standard home inspections in Seattle range from $500 to $700 for single-family homes. Seattle's higher cost of living and housing prices translate to higher inspection fees than national averages. Larger homes, older homes, and homes with crawlspaces (most Seattle homes) may cost more. Add-ons like radon testing ($150-200) and sewer scope ($200-400) are additional.
Are home inspectors licensed in Washington?
Yes. Washington requires home inspectors to be licensed through the Department of Licensing. Verify any inspector's license status through the DOL online lookup before hiring. Look for 120 hours of education and ongoing continuing education.
How long does a home inspection take?
Most Seattle home inspections take 3 to 4 hours. The thorough crawlspace evaluation that Seattle homes require adds time. Older homes, larger homes, and homes with significant issues take longer. Plan to attend and stay for the full inspection.
Should I attend the home inspection?
Yes, attending is strongly recommended. Beyond the written report, you'll learn about the home's moisture management needs, see crawlspace conditions, and understand how systems work. The education is particularly valuable for Seattle-specific concerns.
When is the best time to schedule an inspection?
Schedule as early in your contingency period as possible to allow time for follow-up evaluations if needed. Summer inspections (June-September) provide better weather for exterior access, but experienced inspectors work effectively year-round. Winter inspections show moisture management in action.
Moisture and Crawlspace Questions
Moisture is Seattle's signature inspection concern and generates many questions.
Will my Seattle home inspection find moisture problems?
Probably. Crawlspace moisture appears in 55-65% of Seattle home inspections. The combination of 150+ rain days annually, high humidity, and traditional vented crawlspace construction makes moisture concerns nearly universal. The question is severity and management, not presence.
What is crawlspace encapsulation and do I need it?
Encapsulation seals the crawlspace from outside air using heavy-duty vapor barrier on floors and walls, closed foundation vents, and often a dehumidifier. In Seattle's climate, encapsulation is the gold standard for moisture control. Costs range from $8,000-15,000 but prevent far more expensive damage.
If your inspection finds significant moisture issues, encapsulation is often recommended.
How serious is moss on the roof?
Moss is nearly universal on Seattle roofs and indicates moisture exposure, not necessarily a failing roof. However, heavy moss can damage shingles by lifting edges and trapping moisture. Annual treatment is recommended. Moss presence doesn't mean the roof needs immediate replacement, but it does indicate the constant moisture your roof handles.
Should I be worried about wood rot findings?
Wood rot is common in Seattle's wet climate. The severity matters: minor rot at exterior trim edges is typical and repairable; extensive structural rot is serious. Evaluate findings in context. Well-maintained homes minimize rot through proper paint, flashing, and moisture management.
Seattle-Specific Concerns
These questions address issues particular to Seattle.
Should I get a sewer scope inspection?
Yes, highly recommended. Seattle homeowners are responsible for the side sewer from their house to the public main. The city's aging sewer infrastructure means root intrusion and pipe deterioration are common. The $200-400 camera inspection identifies problems before they become emergencies. For older Seattle homes, this inspection is nearly essential.
What is an oil tank search and do I need one?
Many Seattle homes built before 1970 were heated with oil before natural gas conversion. Some underground oil tanks weren't properly decommissioned and remain buried. If a tank leaks, cleanup can cost $30,000+. For pre-1970 homes, especially those without clear conversion documentation, an oil tank search ($200-400) is worth considering.
How do hillside properties differ?
Seattle's hills (Queen Anne, Magnolia, West Seattle, etc.) add complexity: retaining walls that may fail, drainage systems that must handle water flowing downhill, and foundations dealing with slope pressures. If buying on a hillside, these elements warrant careful evaluation, potentially including structural engineering input.
Is radon a concern in Seattle?
Seattle has lower radon risk than many regions—only about 8-12% of homes test above the EPA action level versus 12-15% nationally. However, testing is still recommended, particularly for homes with basements. The test costs $150-200 and provides peace of mind.
Building Type Questions
Seattle's diverse housing stock prompts questions about specific building types.
What should I know about inspecting a Craftsman bungalow?
Seattle Craftsman bungalows (1910-1930) typically have crawlspaces with moisture concerns, some remaining knob-and-tube wiring, pier foundations with possible settling, and character features worth preserving. Get an inspector experienced with older Seattle homes who can distinguish typical aging from genuine concerns.
What about condos and townhouses?
Condo inspections focus on your unit specifically; common areas are HOA responsibility. Review HOA documents for building-wide concerns. Townhouse inspections are more like single-family but with shared-wall considerations. Roofing and exterior may be HOA responsibility depending on structure.
Are newer Seattle homes problem-free?
No. Even new construction can have issues: rushed construction quality, moisture management problems in tight building envelopes, and the same Seattle climate attacking every building. New home warranties help, but thorough inspection remains important.
Process and Negotiation Questions
These questions address what happens during and after inspection.
What should I ask the seller to fix?
Focus on safety issues, significant defects, and items not disclosed. Common Seattle negotiation items include crawlspace remediation, roof repairs or replacement, sewer line issues, and significant moisture damage. Don't waste negotiating capital on minor items or typical Seattle findings.
Should I request repairs or 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 encapsulation, sewer repair), credits are often preferable to ensure proper work to your standards.
Can I back out based on inspection findings?
Yes, if you're within your inspection contingency period. Most Washington contracts allow termination for unsatisfactory inspection findings with return of earnest money. After the contingency period expires, termination rights become more limited. Know your deadlines.
How do I find a good Seattle inspector?
Verify Washington state license first. Then look for: experience with Seattle housing types, familiarity with local moisture concerns, professional association membership (ASHI, InterNACHI), errors and omissions insurance, and positive reviews. Ask for sample reports to evaluate thoroughness.
Additional Service Questions
Questions about specialized inspections beyond the standard inspection.
What inspections beyond the standard home inspection should I consider?
Depending on the property:
- Sewer scope: Recommended for all Seattle homes
- Oil tank search: For pre-1970 homes
- Structural engineering: For hillside properties or significant foundation concerns
- Radon testing: For homes with basements
- Pest inspection: For evidence of carpenter ants or other WDO
Is structural engineering evaluation worth the cost?
For hillside properties, homes with retaining walls, or situations where the home inspector notes significant foundation or structural concerns, yes. The $400-600 provides expert assessment from someone licensed to evaluate structural adequacy. For questionable situations, this investment provides clarity.