WA Buyers: What Happens After the Home Inspection? (2025 Guide)
If you’re buying a home in Washington, getting through the inspection is one of the biggest milestones in the entire process. Whether you’re a first-time buyer in Pierce County, a military family relocating to JBLM, or someone moving up into a new home, the inspection can feel overwhelming.
But here’s the truth: the inspection doesn’t make or break your transaction — it’s what you do next that matters.
This guide walks you through every step that happens after the inspection so you know exactly what to expect, how to respond, and how to protect yourself as a Washington buyer.
1. You Receive the Full Inspection Report
Your inspector will send a detailed report highlighting:
Safety concerns
Structural issues
Roof and siding condition
Electrical, plumbing, and HVAC
Attic and crawlspace findings
Appliances
Optional systems (well, septic, sewer scope)
Recommended repairs
If you've already read what inspectors flag most often in our area, you know the biggest concerns tend to be moisture, electrical issues, and aging systems—especially in Pierce County:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
2. You Review the Report With Your Agent
This is where we sit down, go through the findings together, and decide:
What matters
What doesn’t
What’s typical for the age of the home
What’s cosmetic
What could impact insurance or financing
What’s a safety hazard
What’s a dealbreaker
Not everything on an inspection report is urgent. Our job is to separate major concerns from normal homeowner maintenance.
If you want a refresher on what buyers should never ignore, these details help frame the conversation:
WA Inspection Red Flags Buyers Should Never Ignore (2025 Guide)
3. You Decide How You Want to Respond
In Washington, buyers typically choose one of these options:
A. Move forward without requesting repairs
For well-maintained homes or competitive markets.
B. Request specific repairs
For major items like safety hazards or significant system issues.
C. Ask for a repair credit at closing
Common when buyers want control over repairs or sellers prefer not to complete them.
D. Reduce the purchase price
A straightforward alternative to repairs.
E. Walk away
Only if the issues are too significant or the seller won’t agree to necessary repairs.
If you're curious how repair credits work and why buyers often choose them, this guide breaks it down:
How Repair Credits Work in Washington (2025 Buyer & Seller Guide)
4. We Submit the Official Inspection Response
This is where we outline:
The issues you want addressed
Your preferred solution (repairs, credits, price reduction)
Any supporting documentation
Deadlines for seller response
Washington’s Form 35R is specific and outlines expectations clearly. Sellers are required to respond in writing within the agreed timeframe.
5. Seller Reviews and Responds
Sellers can:
Agree to all repairs
Agree to some
Offer credits instead
Offer a price reduction
Decline the requests (yes, this happens)
Counter with alternatives
If you’ve learned why some sellers refuse repair requests—even reasonable ones—you know this step can go in different directions:
Why Washington Sellers Refuse Repair Requests (Even Reasonable Ones – 2025 Guide)
The important part is that sellers don’t always decline out of unwillingness; sometimes it’s timing, cost, or misunderstanding the report.
6. Negotiations Begin (If Needed)
This is where strategy matters.
Depending on the severity of the issues and the current Washington market conditions, negotiation can look like:
Choosing repairs over credits
Accepting a smaller credit but prioritizing big-ticket fixes
Splitting costs
Adjusting closing timelines
Keeping the deal together without losing momentum
If you ever want clarity on negotiating repairs effectively in WA, this resource gives a strong foundation:
How to Negotiate Repairs in Washington (Buyer & Seller Guide)
7. You Reach Mutual Agreement on Repairs/Credits
Once both parties agree, the terms become part of your contract.
This final agreement may include:
Which repairs will be completed
Who will complete them (licensed professionals, not handymen)
Required receipts
Agreed credits
Adjusted timelines
At this point, the deal stabilizes again and we move toward closing.
8. Repairs Are Completed (If Applicable)
If sellers agreed to repairs:
Repairs must be completed before closing
Contractors must be licensed and bonded
Receipts and photos are usually required
Buyers may request re-inspection of certain items
This step ensures the home meets the condition agreed to in your contract.
9. You Complete the Final Walkthrough
This is your chance to confirm:
Repairs were completed
The home is in the same or better condition
Nothing new has been damaged
Items that should stay are still there
The home is clean and ready for move-in
If something isn’t right, we address it before closing.
This breakdown helps set your expectations clearly:
Why Washington Buyers Lose Homes During the Final Walkthrough (2025 Guide)
10. Your Loan Moves Into Final Underwriting
Once repairs and credits are finalized, your lender resumes their final steps:
Verifying documents
Updating your file
Clearing conditions
Ensuring no new issues arose from the inspection
If you want to understand what lenders look for during the last stage before closing, this guide explains it well:
Washington Buyers: What Lenders Look For in Final Underwriting (2025 Guide)
11. You Receive Your “Clear to Close”
And once underwriting signs off, the path is clear.
You sign.
The loan funds.
The county records.
And the keys are officially yours.
Final Thoughts
The inspection is just one step in your Washington home buying journey—but what happens afterward is where most of the real decisions are made. When you know what to expect, you can move through this phase with confidence, clarity, and peace of mind.
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