Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
Home inspections in Pierce County—and throughout the South Sound—often reveal issues that surprise both buyers and sellers. The Pacific Northwest climate, older housing stock in Tacoma, newer developments in Puyallup, and rural properties in Spanaway and Graham all come with their own unique challenges.
Understanding these common problems helps you plan smarter, negotiate strategically, and move through the process with far less stress.
Here are the most frequent inspection issues I see in Pierce County homes, and what buyers and sellers can do about them.
1. Crawlspace & Moisture Problems
Pierce County crawlspaces are notorious for:
Standing water
High moisture levels
Missing or damaged vapor barriers
Organic growth on joists
Ventilation issues
Rodent activity
Why it happens:
Our region’s heavy rain, clay soil, and older drainage systems make crawlspaces vulnerable.
For sellers:
A pre-listing crawlspace check can prevent deal delays.
For buyers:
Moisture issues are fixable, but costs vary depending on severity.
2. Roof Age and Moss Growth
Common roof issues in the South Sound:
Heavy moss buildup
Worn shingles
Exposed nail heads
Flashing deterioration
Past-due replacements
Moss grows FAST here — even on newer roofs.
For sellers:
A roof tune-up before listing shows the home has been maintained.
For buyers:
Factor roof age into your long-term budget using:
The Real Cost of Buying Your First Home in Washington
3. Electrical Panel Deficiencies
Older Pierce County homes—especially in Tacoma, Lakewood, and older parts of Puyallup—may still have:
Zinsco panels
Federal Pacific (FPE) panels
Knob-and-tube wiring
Double taps
Ungrounded outlets
These aren’t just inspection notes — they can affect insurance.
For sellers:
Disclose what you know.
For buyers:
Electrical corrections are common and negotiable.
4. Foundation Settlement & Minor Cracks
Most Washington homes experience minor settling due to our soil composition.
Common findings:
Hairline cracks
Slight floor sloping
Settling near garage edges
Minor gaps in baseboards
These are usually cosmetic—but need evaluation if:
Cracks are wider than 1/4"
Doors don’t latch
Floors noticeably dip
5. HVAC Age & Filter Neglect
Many homes in Pierce County still use older furnaces.
Inspection concerns include:
Furnaces over 15–20 years old
Dirty or incorrect filters
Improper venting
Lack of annual servicing
For sellers:
A furnace service before listing is inexpensive and builds trust.
For buyers:
Older HVAC isn’t a deal-breaker — just a budget consideration.
6. Attic Ventilation Problems
The South Sound climate makes attics especially prone to issues like:
Mold or organic growth
Blocked soffit vents
Low insulation
Rodent nesting
Poor air circulation
Often tied directly to roof and bathroom ventilation problems.
7. Exterior Siding Wear
Common siding problems in Pierce County include:
Peeling paint
Damaged caulking
Cedar siding rot
Hardiplank installation issues
Water intrusion around trim
This is another area where moisture plays a huge role.
8. Plumbing & Water Heater Issues
Older homes may have:
Polybutylene piping
Galvanized pipes
Low water pressure
Water heaters past lifespan
Improper TPR lines
Rural areas may also face:
Well system concerns
Septic system maintenance issues
If you’re planning to sell soon:
Preparing a Long-Time Washington Home for Sale
9. Drainage & Grading Problems
One of the biggest contributors to crawlspace moisture is poor grading.
Inspection notes often include:
Negative grading
Downspouts draining too close
Failed landscape drains
Saturated soil
Foundation wetness
Most fixes are inexpensive — but important.
10. Deck & Railing Safety Issues
Because decks are so loved in the Pacific Northwest, inspectors frequently flag:
Loose railings
Improper ledger board installation
Rotting deck boards
Failing supports
Gig Harbor, Tacoma, and waterfront homes especially see more deck weathering.
How Buyers Should Approach Inspection Problems
Here’s the truth:
Every home has issues.
Even new construction.
The key is understanding:
Which items are normal
Which items are safety-related
Which items are negotiable
Which items truly matter long-term
For buyers who want to buy smart (not scared), this helps:
First-Time Homebuyer Guide for Washington
How Sellers Should Prepare for Inspection
If you want fewer surprises:
Clean gutters
Check crawlspace before listing
Service furnace
Touch up exterior caulking
Address moss early
Fix small plumbing leaks
Replace a failing water heater proactively
This leads to:
Faster closings
Stronger offers
Less re-negotiation
And helps avoid the problems described in:
What Sellers Do That Ruins Their Home Sale in WA
Final Thoughts
Pierce County homes — whether in Tacoma, Puyallup, Lakewood, Bonney Lake, Gig Harbor, Orting, or Spanaway — all face similar inspection themes because of our climate, soil, and age of housing.
Understanding these patterns helps buyers and sellers move with confidence instead of fear.
If you’re preparing to buy or sell and want clarity on inspection expectations, repair strategies, or negotiation approaches, I’m here to help you navigate it with ease and confidence.
Written by: Lani Fisher — Washington Realtor Helping Buyers & Sellers Navigate Inspection Challenges With Confidence