WA Inspection Red Flags Buyers Should Never Ignore (2025 Guide)
1. Washington Buyers: Not All Inspection Issues Are Equal
When you’re buying a home in Washington — whether in Tacoma, Puyallup, Lacey, Bonney Lake, or anywhere near JBLM — an inspection is one of the most important parts of the process.
But here’s the part that surprises most buyers:
Not everything on the inspection report is a red flag.
Some items are normal “home ownership” tasks. Others are bigger issues that can cost thousands later.
This guide breaks down the inspection red flags that matter — the ones that deserve negotiation, repair credits, or a second thought before moving forward.
To understand how inspections impact repairs, this may help:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
2. The Biggest Red Flag: Active Water Intrusion
Water is Washington’s #1 problem — and buyers should never ignore it.
Warning signs include:
Soft spots in flooring
Moisture around window sills
Stains on ceilings or walls
Musty smells
Cracks near the foundation
Standing water in the crawlspace
Water staining near the chimney
Why it matters
Moisture in Washington homes can lead to:
Mold
Rot
Structural damage
Electrical hazards
Expensive remediation
This is one of the highest-priority issues you can negotiate — or walk away from if the seller won’t address it.
3. Roof Problems — Especially in Washington’s Climate
Roofs matter more here than in sunny states.
Red flags include:
Missing shingles
Moss buildup
Soft spots
Exposed sheathing
Curling shingles
More than two layers of roofing
Evidence of old leaks
Most Washington buyers can expect a roof with 5–10 years left — that’s normal.
But a failing roof?
That’s a negotiation moment.
You can learn about roof-related issues in this inspection blog:
Why Homes Fail Pre-Inspection in Washington
4. Electrical Hazards — A True Dealbreaker
Electricity is not a DIY area.
Major red flags:
Federal Pacific or Zinsco panels
Exposed wiring
Overloaded circuits
Double-tapped breakers
Missing GFCI outlets near water
Aluminum wiring
Flickering lights
These panels are common in older Tacoma, Lakewood, and Spanaway homes.
Replacing an electrical panel can cost $2,000–$6,000, sometimes more.
Always take this seriously.
5. Structural Problems (This Is Where We Hit “Big Money” Territory)
These issues are rare — but when they show up, they matter.
Big red flags include:
Foundation cracks wider than 1/4 inch
Rotten support beams
Sloping or uneven floors
Wall separation
Significant settling
Bowing walls
These issues usually require:
Structural engineers
Major repairs
A deeper evaluation
If you’re seeing these, we slow down and take a hard look before moving forward.
6. Plumbing Problems — Especially in Older WA Homes
Washington has many homes built before 1980, especially in Tacoma, Steilacoom, and older Lakewood neighborhoods.
Red flags include:
Slow drains
Sewer backups
Galvanized pipes
Visible corrosion
Leaks under sinks
Low water pressure
One thing Washington buyers should always get:
A sewer scope.
It’s the difference between peace of mind and a $15,000 sewer replacement.
7. Septic Issues — A Major Red Flag in Rural WA
If you’re buying in Graham, Eatonville, Orting, Spanaway, Yelm, or anywhere with acreage, you may be on septic.
Red flags:
Ponding water above the drain field
Strong sewage smell
Backups
Very old systems
No records of pumping
Failed inspection results
Septic repairs can cost $8,000–$25,000, so these deserve serious attention.
8. HVAC Problems — Comfort AND Safety
Washington buyers don’t always think about HVAC because our climate is mild… until they realize replacement is expensive.
Red flags include:
Non-functional furnace
Gas leaks
Cracked heat exchanger
HVAC units older than 20 years
No recent servicing
Rust or corrosion
If the furnace is unsafe, we address it immediately.
9. Mold or Mold-Like Substances (Especially in Crawlspaces)
Mold is extremely common in WA, especially in:
Crawlspaces
Attics
Bathrooms
Laundry rooms
Red flags include:
Heavy mold in attic sheathing
Mold around windows
Mold near plumbing
Mold in insulation
This isn’t always a dealbreaker — but it is a negotiation opportunity.
10. Attic Problems Often Overlooked
The attic tells the real story of the home.
Red flags include:
Mold on sheathing
Poor insulation
Exposed electrical
Animal infestation
Ventilation issues
Attic remediation can get expensive, so these issues deserve attention.
11. Deck Hazards — Very Common in Washington
Especially with our wet climate, decks take a beating.
Red flags include:
Rot
Loose railings
Soft wood
Failing supports
Improper flashing
Deck safety is a big issue for inspectors and insurance companies.
12. Chimney, Fireplace, and Wood Stove Issues
In Washington, many homes have wood-burning fireplaces.
Red flags:
Cracked mortar
Damaged flue
Creosote buildup
Missing spark arrestor
No chimney cap
These can be negotiable fixes — but still important.
13. The Difference Between Normal Wear and Real Problems
Not a red flag:
Minor drywall cracks
Paint imperfections
Worn carpet
Cosmetic updates
Old appliances that still work
Faded exterior paint
Actual red flags:
Water
Structure
Safety
Sewer or septic
Electrical
Foundation issues
Knowing the difference helps you buy confidently without walking away for the wrong reasons.
If you want a more in-depth understanding of what repairs matter to sellers, this blog can help:
What NOT to Fix Before Listing in Washington
14. When a Red Flag Should Make You Pause (Or Walk Away)
Walk away when:
The seller refuses to repair major safety issues
Repairs exceed your budget
The home has multiple major systems failing
The home is priced too high for the condition
Pause and reconsider when:
You need contractor bids
You want second opinions
Repairs might be credit-eligible
You’re unsure how to negotiate
Keep moving forward when:
Issues are normal maintenance
Problems are solvable with credits
Price already reflects condition
15. How to Use Red Flags to Your Advantage When Negotiating
Inspection issues aren’t always bad news — they can be leverage.
Buyers often secure:
Repair credits
Price reductions
Seller-paid fixes
Seller-paid warranties
For negotiation help, read:
How to Negotiate Repairs in Washington
Final Thoughts: You Don’t Need a Perfect House — You Just Need a Safe One
Every home in Washington has something on the inspection report. That’s normal.
The goal isn’t perfection — it’s safety, stability, and clarity.
As long as you know the difference between:
Normal homeowner maintenance
andTrue red flags
…you’ll make a confident, informed decision.
If you’re getting ready for inspections in Washington and want help understanding what’s normal, what’s negotiable, and what’s a real red flag, I’m here to walk through everything with you — step by step. Just reach out and we’ll create a plan you feel confident in.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence