How to Read a WA Inspection Report Without Panicking (2025 Guide)
Every Washington buyer remembers the moment their inspection report hits their inbox. You open that PDF and immediately see:
Pages and pages of notes
Photos with arrows
Detailed findings
Words like “recommend,” “safety,” or “defect”
A long list of items you never noticed during your tour
And instantly — the panic sets in.
But here’s the truth:
Every home in Washington has inspection items. Every single one.
Even brand-new construction homes.
This guide walks you through how to read a Washington inspection report calmly, understand what matters, and avoid letting fear make the decision for you.
1. Expect the Report to Look Worse Than the Home Actually Is
Washington inspectors are trained to document everything they see — not just major issues. Their job is risk identification, not rating the home as “good” or “bad.”
Your report may include:
Loose doorknobs
Dripping faucets
Missing caulk
Gutter debris
Loose handrails
Sticky windows
Minor grading issues
Dirt in the crawlspace
GFCI outlets not installed in certain areas
These items sound alarming written out, but they are extremely common in our area.
To understand what truly matters, it helps to review what WA inspectors consider actual red flags:
WA Inspection Red Flags Buyers Should Never Ignore (2025 Guide)
2. Not All Findings Are Equal — Learn to Prioritize
Inspection reports categorize issues in three general buckets:
A. Safety Hazards
Electrical issues, major structural concerns, missing railings, or anything that impacts immediate safety.
B. Significant Repairs
Roof issues, crawlspace moisture, broken appliances, plumbing leaks, active pests, foundation cracks.
C. Normal Wear and Tear
Cosmetic items, aging systems, and typical maintenance — especially in older WA homes.
Older homes in Tacoma, Puyallup, Lakewood, and Pierce County almost always have long inspection lists. That doesn’t mean the home is unsafe — it means the inspector is doing their job.
3. Crawlspaces and Attics Almost Always Have Notes (This Is Normal in Washington)
In Pierce County especially, moisture is common due to:
Heavy rain
Poor ventilation
Older vapor barriers
Soil conditions
Aging insulation
Inspectors frequently note:
Moisture levels
Rodent activity
Insulation gaps
Old vapor barrier
Ventilation concerns
These are extremely common and often inexpensive to address.
This breakdown highlights the most frequent issues we see in our area:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
4. Understand the Difference Between “Needs Repair” and “Monitor”
Inspection language can sound alarming.
But terms matter:
“Recommend repair” → Something should be addressed
“Monitor” → Track over time, not urgent
“Typical for age” → Normal wear
“Further evaluation recommended” → Talk to a specialist
Many buyers panic when they see “further evaluation,” but inspectors include this phrase often to protect you — and themselves — when something needs a professional opinion.
5. Don’t Focus on the Number of Items — Focus on the Big Ones
A 40-page report with 80 small items is usually better than a 20-page report with 5 major issues.
Key items Washington buyers should pay closer attention to:
Roof condition
Crawlspace moisture
Foundation concerns
Electrical panel age
Water heater & furnace age
Sewer line issues
Significant plumbing leaks
Major drainage problems
Safety hazards
Some issues — like sewer line problems — need deeper review. For that, you can refer to:
WA Sewer Scope Guide: What Buyers Should Expect (2025 Buyer Guide)
6. Don’t Panic: There’s a Plan for What Happens Next
Once you understand the report, you move into the next step: deciding how to respond.
You may:
Request repairs
Ask for a repair credit
Ask for a price reduction
Move forward as-is
Walk away (if major issues are uncovered)
If you want to be fully prepared for this part, this guide walks through exactly what happens after the inspection:
WA Buyers: What Happens After the Home Inspection? (2025 Guide)
7. You Don’t Have to Fix Everything — You Just Need a Strategy
Many buyers think they need the home to be perfect.
But Washington homes — especially older ones — always have ongoing maintenance.
Instead of trying to “fix everything,” focus on:
Safety
Major systems
Water intrusion
Structural issues
Appliances essential to daily use
Cosmetic items and minor fixes are rarely worth negotiating.
8. Repair Credits Can Be Better Than Repairs
One of the smartest ways to handle inspection findings as a buyer is to negotiate a repair credit instead of requesting the seller fix everything.
Why repair credits work well:
You choose the contractor
You choose the materials
Work is completed after closing
You control timelines
No risk of seller doing low-quality repairs
This guide explains exactly how those credits work in Washington:
How Repair Credits Work in Washington (2025 Buyer & Seller Guide)
9. Remember: A Scary Report Doesn’t Mean a Bad House
Inspection reports are long because inspectors are thorough — not because the home is falling apart.
It’s completely normal to feel overwhelmed at first, but once you understand what’s typical for Washington homes, the report becomes a tool — not a warning.
Some of the best homes I’ve sold had some of the longest inspection reports.
And some of the shortest reports came from homes that needed the most work.
The key is perspective, guidance, and a good plan.
Final Thoughts
Your Washington inspection report isn’t something to fear — it’s a roadmap. Once you understand how to read it, you can make smart decisions, protect yourself, and move toward closing with clarity instead of stress.
If you're planning a move in Washington, I’d love to help you create a plan that actually makes sense for your timeline and budget.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence