Washington Sellers: Should You Allow a Pre-Inspection? (2025 Guide)
If you’re planning to sell your home in Washington, you’re going to hear this question early in the process:
“Should we allow a pre-inspection?”
Pre-inspections are becoming more common, especially in Pierce County and surrounding areas where buyers want to strengthen their offer in a competitive market. But as a seller, it’s important to understand what a pre-inspection actually is, why buyers request it, and how it affects your strategy.
Allowing — or not allowing — a pre-inspection can influence:
How many offers you receive
The strength of those offers
Whether buyers waive contingencies
How long your home stays on the market
Your negotiation power
Your final sale price
This guide walks you through everything you need to know so you can make a confident, informed decision.
1. What Exactly Is a Pre-Inspection?
A pre-inspection happens before a buyer submits an offer.
Buyers hire a licensed inspector to evaluate your home so they can:
Decide whether they want to make an offer
Determine the strength of that offer
Potentially waive the inspection contingency
Identify repairs upfront
Pre-inspections usually happen during the first showing window or shortly before offers are due.
Buyers often do this when they want to compete more aggressively — especially in markets with homes attracting multiple offers.
2. Why Buyers Request a Pre-Inspection
In Washington, buyers want clarity before writing a strong offer. A pre-inspection helps them:
Understand the home’s true condition
Feel comfortable offering above list price
Decide whether to waive their inspection contingency
Avoid surprises later in the transaction
This process ties directly into what buyers watch closely during inspections:
WA Inspection Red Flags Buyers Should Never Ignore (2025 Guide)
When buyers already know the condition upfront, they often submit cleaner, stronger offers.
3. How Allowing a Pre-Inspection Helps You as the Seller
There are real benefits to saying yes.
A. Stronger Offers
Buyers who complete a pre-inspection often write:
Higher offers
Fewer contingencies
More competitive terms
Faster closing timelines
B. Less Chance of the Sale Falling Apart Later
One of the biggest reasons Washington deals fall apart is due to inspection findings.
A pre-inspection reduces that risk dramatically because buyers already know what they’re walking into.
C. Cleaner Negotiations
Because the buyer has already reviewed the home’s condition, there’s a higher chance they’ll submit an offer with minimal repair requests.
This aligns with what many sellers experience during repair negotiations:
How Repair Credits Work in Washington (2025 Buyer & Seller Guide)
D. More Momentum in the First 72 Hours
Homes with multiple interested buyers — especially ones doing pre-inspections — tend to perform extremely well, often within the first few days on market.
You can see the importance of early momentum here:
Why Washington Sellers Lose Buyers During the First 72 Hours on Market (2025 Guide)
4. The Risks of Allowing a Pre-Inspection
Allowing pre-inspections isn’t the right choice for every seller.
A. Multiple Inspectors Coming Through Your Home
If several buyers want pre-inspections, you may have multiple inspectors on your property in a short window.
B. Managing Access and Scheduling
You’ll need to provide access before the offer deadline — sometimes quickly.
C. Buyers May Still Ask for Repairs
A pre-inspection does not guarantee buyers won’t request repairs later, although it reduces the likelihood.
D. Findings Could Scare Off Buyers
Even if issues are normal for the age of your home, some buyers may walk away after seeing the inspection report.
This ties into the common concerns buyers flag:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
5. When a Pre-Inspection Makes Sense for Washington Sellers
A. You're Expecting Multiple Offers
If your home is priced competitively, prepared well, and located in a high-demand area, pre-inspections can strengthen offers and shorten timelines.
B. Your Home Is Older or Has Known Issues
Transparency benefits you here.
Buyers who understand the home upfront are more likely to submit realistic offers.
C. You Want to Attract Strong Buyers Quickly
Pre-inspections are a major competitive lever for buyers — and a win for prepared sellers.
D. You Want a Higher Chance of Buyers Waiving the Inspection Contingency
Some WA buyers feel confident waiving the contingency after conducting their own inspection.
6. When a Pre-Inspection Might Not Be the Best Idea
A. Your Home Needs Serious Repairs
If your home has issues you’d prefer to address first, a pre-inspection may reveal more than you’re ready for.
B. You Want Tight Control Over Your Timeline
If you’re not ready for early showings or inspectors coming through before launch, this may add stress.
C. You Plan to Sell As-Is Without Negotiation
Some sellers prefer not to entertain any repairs or credits.
In those cases, allowing pre-inspections can sometimes introduce friction — not clarity.
This resource explains seller perspectives well:
Why Washington Sellers Refuse Repair Requests (Even Reasonable Ones – 2025 Guide)
7. Should WA Sellers Offer Their Own Pre-Inspection?
Some sellers choose to pay for their own inspection before listing to:
Identify repairs ahead of time
Provide transparency
Reduce buyer objections
Speed up offer timelines
Strengthen buyer confidence
This can be especially effective if your home is older or hasn’t been updated recently.
8. How Pre-Inspections Affect Your Overall Selling Strategy
Allowing a pre-inspection should be aligned with:
Your pricing strategy
Your timeline
Your home’s condition
The season you’re listing
The competition in your neighborhood
Pre-inspections can help sellers:
Attract more serious buyers
Reduce surprises later
Position the home competitively
Strengthen negotiation leverage
Final Thoughts
Allowing a pre-inspection can be a powerful tool for Washington sellers — but only when it’s part of a clear strategy. With the right preparation and guidance, it can help you attract stronger buyers, reduce risk, and move toward closing with less stress and more confidence.
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