What to Expect at Your First WA Home Inspection (2025 Buyer Guide)
1. Your First Home Inspection in WA: What Buyers Need to Know Before Walking In
If you’re buying your first home in Washington — whether in Tacoma, Puyallup, Lacey, Bonney Lake, Dupont, or near JBLM — your inspection day is a big milestone.
It’s also the part of the process that creates the most anxiety for first-time homeowners.
Here’s the good news:
A home inspection isn’t a test your home “passes” or “fails.”
It’s a health check.
The inspector’s job is to help you understand the home you’re about to invest in — from the roof to the crawlspace — so you go into the purchase informed, confident, and without surprises.
If you haven’t read this yet, it’s a strong companion guide:
WA Inspection Red Flags Buyers Should Never Ignore
2. How Long Does a Washington Home Inspection Take?
Most inspections in Washington take 2–3 hours, depending on:
The age of the home
Size and layout
Whether it has a crawlspace (common in WA)
Whether it has a septic system
Whether additional inspections are needed
You don’t have to be there the entire time — but I always recommend buyers show up for the last 30–45 minutes, when the inspector can walk you through everything in person.
3. What Washington Inspectors Actually Look At (Full Breakdown)
Professional inspectors in Washington follow a very structured process.
Here’s what they examine:
✔ Exterior
Siding
Gutters & drainage
Windows & doors
Decks & porches
Driveway/sidewalk conditions
Roof condition
Flashing
✔ Interior
Walls, ceilings, floors
Doors & windows
Attic
Appliances
Stairs & handrails
✔ Electrical
Main panel
Breakers
Outlets & GFCIs
Wiring
(If you haven’t read this, electrical is a HUGE red flag area in WA homes.)
Why Homes Fail Pre-Inspection in Washington
✔ Plumbing
Supply lines
Drains
Water heater
Fixtures
Visible leaks
✔ HVAC
Furnace
Ducting
Heat pumps
Thermostat
Ventilation
✔ Crawlspace
Washington is a crawlspace-heavy state, which means:
Moisture
Ventilation
Vapor barrier condition
Insulation
Rodents
Drainage issues
This is where Washington homes often reveal their real story.
4. Should You Attend the Inspection? Yes — But Be Strategic
You don’t need to be there the entire time.
In fact, inspectors prefer to begin without distractions.
The best time for buyers to arrive:
The last 30–45 minutes.
That’s when:
They walk you through important findings
They show you safety shut-offs
You learn home maintenance tips
You get clarity before reading the full report
It’s like getting a personal orientation to your future home.
5. What’s Normal to Find in Washington Homes? (Don’t Panic When You See These)
Especially in older Tacoma, Lakewood, or Spanaway homes, certain things are almost guaranteed to show up.
These are NORMAL:
Minor drywall cracks
Cosmetic wear and tear
Loose doorknobs
Moss on roof (manageable)
Aging appliances
A few plumbing drips
Slightly sloped floors
Missing GFCI upgrades in older homes
These are not dealbreakers — they’re “homeownership is coming” items.
To understand what to ignore vs. what matters, see:
What NOT to Fix Before Listing in Washington
6. The BIG Issues Washington Inspectors Look For (These Matter)
There are five major categories that deserve attention:
1. Water Intrusion
Washington = rain, moss, drainage, moisture.
Water issues are our biggest homeownership challenge.
2. Roof Problems
Especially if the roof is older than 15–20 years.
3. Electrical Safety Issues
Federal Pacific panels, missing GFCIs, double taps.
4. Plumbing Concerns
Galvanized pipes, slow drains, major leaks.
5. Structural or Crawlspace Issues
Rot, standing water, foundation movement, mold.
If any of these appear on your inspection, we slow down and create a solid action plan.
7. Optional Add-On Inspections WA Buyers Should Consider
Depending on your home’s age, location, or utilities, these add-ons may be recommended:
✔ Sewer scope
Almost always recommended in WA — sewer replacements can cost $10k–$20k.
✔ Septic inspection
If the home uses a septic system (common in Eatonville, Orting, Yelm, Graham).
✔ Well test
If the home is on a private well.
✔ Pest inspection
Especially for older homes with crawlspaces.
✔ Chimney inspection
Common with Tacoma and older Pierce County homes.
These inspections save buyers thousands in surprises.
8. How Inspectors Deliver Your Report
You’ll usually receive the full inspection report the same day or by the next morning.
It typically includes:
Photos
Section-by-section notes
Recommended repairs
Safety concerns
Items to monitor
Summary of major issues
It can feel overwhelming — but remember:
Every home has a list. Even new construction.
9. What Happens After the Inspection? (Your Next Steps in WA)
After reviewing your report, you have three main options:
✔ Option 1: Ask for Repairs
We negotiate items with safety, structure, and major systems.
✔ Option 2: Ask for Repair Credits
This is VERY common in WA.
Buyers love credits because they can choose their own contractors and finishes.
For more on negotiation strategy, see:
How to Negotiate Repairs in Washington
✔ Option 3: Accept As-Is and Move Forward
If the issues are small or already priced in.
✔ Option 4: Walk Away
If the issues are major and the seller won’t negotiate.
Inspections protect buyers — not pressure you.
10. Do Sellers Get a Copy of Your Inspection Report?
No.
The report belongs to you, the buyer.
Sellers only see:
What we request
What we negotiate
Any key safety issues we bring forward
This protects your privacy and negotiation leverage.
11. Why WA Homes Rarely “Pass” or “Fail” Inspections
A common misconception is that the inspector labels the home as good or bad.
They don’t.
Their job is to:
Document
Photograph
Explain
Recommend
They do not decide whether you should buy the home — you do.
12. How to Stay Calm During Your First Inspection (Buyers Often Need This Part Most)
I tell my buyers this every time:
“The inspection is information, not judgment.”
The report doesn’t mean you bought a bad home — it means you now understand the home you’re buying.
What helps reduce stress:
Focus on major issues, not the entire list
Ask questions
Lean on your agent
Remember every home has flaws
Look at the home holistically
You’re not aiming for perfect — you’re aiming for healthy, safe, and manageable.
13. Inspection Differences in Older Homes vs. Newer Homes
Older WA Homes (Pre-1980)
Expect:
Galvanized plumbing
Older electrical
Crawlspace moisture
Settling
Drafty windows
Older roofs
Newer WA Homes (1990s–2020s)
Expect:
Fewer major issues
More cosmetic notes
Builder shortcuts
Ventilation issues
Minor electrical corrections
Neither is better — just different.
If you want insight into why new construction frustrates some buyers, see:
Why Washington Buyers Hate New Construction (And What No One Tells Them)
14. Your WA Inspection Bottom Line
Inspections give you:
Clarity
Confidence
Control
Negotiation power
A roadmap for future maintenance
You’re not looking for perfection — you’re ensuring you fully understand the home you’re about to invest in.
If you’re preparing for a home inspection in Washington and want to know exactly how to navigate it — what matters, what’s normal, and what deserves negotiation — I’d be honored to walk you through it step by step. Just reach out when you’re ready.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence