How to Prepare for a Home Inspection in Seattle

Published January 4, 2025 by Mike Chen

Seattle, WA

Key Takeaways

  • Schedule 3-4 hours and attend the full inspection if possible
  • Verify Washington state inspector licensing before hiring
  • Prepare questions about Seattle-specific concerns: moisture, crawlspace, drainage
  • Consider sewer scope and oil tank search as add-on inspections

Your Seattle home inspection is a crucial opportunity to understand what you're buying. Seattle's climate and housing stock create unique inspection considerations. Proper preparation ensures you get maximum value from the process and understand the moisture-related findings that appear in nearly every Seattle inspection.

Before Inspection Day

Preparation in the days before inspection sets up a successful process.

Step 1: Verify Inspector Credentials

Washington requires home inspector licensing. Verify through the Department of Licensing website that your inspector's license is active. Also check for:

  • Experience with Seattle building types (your property type specifically)
  • Professional association membership (ASHI, InterNACHI)
  • Errors and omissions insurance
  • Sample reports to evaluate thoroughness

Step 2: Schedule Appropriately

Block 3-4 hours for the inspection plus discussion time. Seattle traffic can be unpredictable, so plan your travel accordingly. Inspections during dry weather (typically June-September) may provide better access to exterior and roof areas, though experienced inspectors work effectively year-round.

Step 3: Request Seller Preparation

Through your agent, request that sellers:

  • Ensure all utilities are on (gas, electric, water)
  • Clear access to electrical panel, water heater, furnace, and any sump pumps
  • Ensure attic and crawlspace access points are clear and accessible
  • Unlock any garage, shed, or outbuilding areas
  • Secure or remove pets

Step 4: Research the Property

Before inspection, gather information:

  • Review seller disclosures, noting any moisture or drainage history
  • Check Seattle SDCI records for permit history
  • Note the home's age and construction type
  • Research whether the property might have had oil heat (pre-1970 homes)

Step 5: Prepare Questions

Write down specific questions based on the property:

  • For Craftsman bungalows: Ask about crawlspace condition and electrical updates
  • For hillside properties: Ask about drainage, retaining walls, and foundation
  • For any Seattle home: Ask about moisture management and crawlspace ventilation
  • For 1978-1995 construction: Ask about polybutylene plumbing

What to Bring

Come prepared to participate fully in the inspection.

Essential Items

Notebook and pen: Take notes on inspector explanations that won't appear in the written report.

Phone or camera: Take your own photos to supplement the inspection report.

Flashlight: See into crawlspaces, attics, and dark areas alongside the inspector.

Old clothes: If you plan to look into the crawlspace yourself, you may get dirty.

What to Wear

Wear comfortable clothes and closed-toe shoes you don't mind getting dirty. Seattle inspections often involve damp crawlspaces and attics. Bring a rain jacket even in summer—Seattle weather is unpredictable.

During the Inspection

Your role is to observe, learn, and ask questions.

Step 6: Follow the Process

Most inspectors follow a systematic approach, typically starting exterior and working through systems. Follow along without interrupting. Save most questions for when the inspector pauses or at the end.

Step 7: Focus on Seattle-Specific Areas

Pay particular attention when evaluating:

  • Crawlspace: This is critical for any Seattle home. Look at vapor barrier, ventilation, wood condition, and moisture evidence.
  • Roof and gutters: Constant rain exposure wears these faster than elsewhere. Moss presence and gutter condition matter.
  • Exterior surfaces: Check for paint failure, wood rot, and moisture intrusion evidence.
  • For hillside homes: Drainage patterns, retaining walls, and foundation condition.

Step 8: Ask About Severity

Ask the inspector to help you understand which findings are:

  • Safety concerns needing immediate attention
  • Significant issues affecting value or habitability
  • Normal maintenance for Seattle homes
  • Typical findings for the home's age

Step 9: Learn the Systems

Use this time to understand how the home operates: where the main water shut-off is, how the HVAC works, what the sump pump (if present) does. This knowledge is valuable for future ownership.

After the Inspection

Work continues after the inspector leaves.

Step 10: Get the Summary

Before leaving, ask for a verbal summary of major findings. This helps you process information while fresh and identify the most important issues.

Step 11: Schedule Specialist Evaluations

If the inspector recommends further evaluation—structural engineer for foundation, sewer scope if not already done, oil tank search—schedule these promptly. Your inspection contingency period is limited.

Step 12: Review the Full Report

When the report arrives (typically within 24-48 hours):

  • Read completely, not just the summary
  • Note items requiring specialist evaluation
  • Create your list of concerns for negotiation
  • Discuss with your agent

Seattle-Specific Preparation Tips

Several considerations are particularly important for Seattle:

  • Crawlspace emphasis: Seattle crawlspace issues are so common that thorough evaluation is essential. Ask specifically about moisture conditions even if the inspector doesn't flag major concerns.
  • Sewer scope: Seattle's aging infrastructure and owner responsibility for side sewers makes this inspection highly recommended. Budget $200-400.
  • Oil tank search: For pre-1970 homes, ask whether an oil tank search is warranted. Underground tanks create environmental liability.
  • Seasonal timing: Summer inspections show the home in dry conditions; winter shows moisture management in action. Neither is wrong, but understand the limitations.