The home inspection in Washington: what buyers can and can't ask for

Who does the inspection

Washington requires home inspectors to be licensed through the Department of Licensing. You can look anyone up on the state's license lookup before you book them. I always tell buyers to check, even when the name comes from a friend.

The inspection itself is visual and noninvasive. The inspector looks at the parts of the house they can get to: the roof, foundation, structure, plumbing, electrical, heating and cooling, and the outside. They don't open walls or move the seller's furniture. You get a written report on what they found.

One rule I really like. The inspector, and anyone at their company, can't turn around and do repair work on that same house for one year after the report. So nobody has a reason to find problems they'd get paid to fix.

Read the seller's disclosure too

Most Washington sellers fill out a disclosure form about the house: the roof, water, septic, permits, leaks and more. It tells you what the seller knows. It's not a warranty, and it's not a substitute for an inspection. I read both side by side with you, because the best questions come from where they don't match.

What you can ask for

Once the report is in, you have a few choices. Your contract spells out exactly how each one works.

Ask for repairs. Pick the items that matter, like safety concerns, active leaks or systems near the end of their life.
Ask for a credit or a price change. Sometimes it's easier to handle a repair yourself after closing.
Accept the house as it is. If the report shows ordinary wear, you can move ahead.
Walk away. If the inspection turns up something you can't live with, and you're inside your deadline, your contract can let you cancel.

The seller can say yes, say no, or come back with their own offer. It's a negotiation, not a checklist.

What you can't ask for

Anything after your deadline. Your inspection window has a clock on it. Once it passes, you've generally accepted the house's condition.
A brand new house. A long list of small items can sour a seller fast. Focus on what matters.
Things you knew going in. If it was in the disclosure or obvious at the showing, expect less room to negotiate.

Extra inspections worth thinking about

On the West Plains and around Cheney, a lot of homes have wells and septic systems. Those usually need their own inspections from people who specialize in them. Older homes may call for a sewer scope or a closer look at the roof. I'll help you decide what fits the house.

How I help

I'm your REALTOR® and I can be your loan officer too, so I'm watching your inspection deadline and your loan dates on the same calendar. Your lender confirms whether any repairs need to be done before closing for your loan. For legal questions about your contract, an attorney is the right call.