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Hole 14 · Back Nine — Execute

Inspection

A home inspection is your last real chance to understand what you are buying before you own it. This hole covers what a standard inspection checks, what a specialist inspection adds, and the real tradeoffs of waiving the inspection contingency in a competitive market.

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Written by Isaac Ortiz · Real Estate Broker · Compass | NWMLS #146754

Primary sources reviewed July 15, 2026

Homebuying fundamentals are taught for learners nationwide. Sections labeled Washington detail use Washington law, programs, practices, or Pacific Northwest examples—check the official resources for your state before acting.

What the inspection contingency actually protects

An inspection contingency can make the purchase conditional on completing and responding to an inspection within the deadline written in the contract. Depending on those terms, a buyer may proceed, negotiate, or terminate. Do not assume a ten-day period or automatic earnest-money return: deadlines, notice requirements, scope, and remedies are negotiated and contract-specific.

  • The inspection deadline is the one written in the signed agreement; calendar it immediately.
  • Attend the inspection in person — a live walkthrough surfaces more than a written report alone.
  • You can terminate during the window without proving the inspection found anything specific.
Washington detail

What a standard inspection covers — and what a specialist adds

A standard inspection checks roof, foundation, electrical, plumbing, HVAC, and structure over a few hours. In the Pacific Northwest, inspectors focus on moisture: roof, gutters, crawl space, and drainage, since the region's wet season reveals problems a summer showing never would. A sewer scope is a common add-on for older homes, and pre-1980 houses may need an asbestos check.

  • Roof, gutters, crawl space, and drainage: the primary moisture-entry points inspectors check in PNW homes.
  • Sewer scope (add-on): recommended for homes built before 1970 — sewer lines degrade over time.
  • Pre-1980 homes may contain asbestos in insulation, floor tile, or pipe wrap — inspectors flag it for testing.

Waiving the inspection contingency: the real trade-offs

In a competitive market, sellers often favor offers without an inspection contingency. Waiving it means you own whatever the home reveals after closing, with no seller recourse. A middle path some buyers use is a pre-offer inspection — paying for an inspector before you submit, so you compete without a contingency but still have information, not a blind bet.

  • A full waiver means you have no recourse against the seller for post-closing discoveries.
  • A pre-offer inspection ($400-$600 out of pocket) lets you submit contingency-free with real findings in hand.
  • Waiving should be a deliberate decision — not a reflexive move to win a bidding war.
Washington detail

Read the seller disclosure alongside your inspection

Washington law (the Revised Code of Washington (RCW) 64.06) requires sellers to complete a disclosure statement — the Northwest Multiple Listing Service (NWMLS) Form 17 — sharing what they actually know about the property's condition — 'I don't know' is a legally acceptable answer. Treat it as a map for your inspector, not a clean bill of health: any 'yes' on structural, water, or environmental questions deserves a direct follow-up before you remove your contingency.

  • The disclosure form covers structure, systems (electrical, plumbing, HVAC), and environmental conditions like moisture and asbestos.
  • 'I don't know' answers deserve extra inspector attention, especially on estate sales or flips.
  • Buyers get a separate three-business-day right to rescind after receiving the disclosure statement.

Mastery check

Prove it out before you move on.

Caddie

Before you play through — quick read of the green:

4 quick questions. Get all but one right and this hole is marked played. Unlimited retries — there's no penalty for missing one.

Question 1 of 4

What are your three options at the end of the inspection contingency window?

Question 2 of 4

What does a sewer scope check for, and for which homes is it especially recommended?

Question 3 of 4

What's the real trade-off of waiving the inspection contingency outright?

Question 4 of 4

How should you use the seller's disclosure statement (Form 17)?

Still stuck? Ask the Caddie.

Hole 13: NegotiationHole 15: Appraisal & Financing Contingencies