What a Standard Inspection Covers — and What It Doesn't
A general home inspection is a visual, non-invasive review of the visible parts of the home: roof, exterior, foundation, attic and crawlspace access points, plumbing, electrical, heating, and the condition of major appliances. Washington licenses home inspectors, and a good one will explain findings in plain language rather than just listing defects.
What it does not do is look inside walls, under buried pipes, or beneath the soil. In Seattle, several of the most expensive potential problems sit in exactly those places, which is why specialty inspections are a normal part of buying here rather than a sign of excessive caution.
The Sewer Scope
The side sewer — the line running from the house out to the main — is the homeowner's responsibility, and in older Seattle homes it is often decades-old clay, concrete, or cast iron that can crack, shift, or fill with tree roots. A sewer scope sends a camera through the line and shows its actual condition.
It is typically a modest cost relative to the potential repair, and it is one of the most commonly recommended add-ons for any home built before the late twentieth century. If the scope finds problems, you'll want a quote before your inspection period ends so you can negotiate with real numbers.
Buried Oil Tanks
Many Seattle homes were originally heated with oil, and some still have a buried tank in the yard even after converting to gas or electric. A forgotten tank can leak or corrode, and cleanup of contamination can be expensive. Sellers are asked about this on the disclosure statement, but honest disclosure is not a substitute for checking.
If a home is older and there's any sign of past oil heat — a fill pipe, a vent, an old oil furnace — ask for an oil tank sweep or a review of documentation showing a tank was properly decommissioned or removed.
Foundation, Anchoring, and Seismic Considerations
Seattle sits in an earthquake region, and many older homes were built before modern anchoring standards, with foundations that are not securely bolted to the structure above or with unbraced short walls in the crawlspace. An inspector can flag whether this appears to have been addressed.
A seismic retrofit is a defined and often manageable project, and it is a reasonable item to raise in negotiation. Understanding it before you buy lets you plan for it rather than discover it later.
Moisture, Drainage, and the Roof
Our wet climate puts constant demands on a home's envelope. Inspectors look for signs of past or active water intrusion, poor drainage around the foundation, damp crawlspaces, and the roof's remaining service life. Moss on a roof is common here and not always a problem, but it is worth asking about.
Water-related findings deserve careful attention because they can lead to rot or mold if left unaddressed, and their cost varies widely depending on how long the issue has existed.
Older Wiring, Plumbing, and Materials
Homes from earlier eras can contain knob-and-tube or other outdated wiring, galvanized supply pipes that have narrowed with age, and — in homes built before 1978 — lead-based paint. None of these is automatically a deal-breaker, but each affects cost, safety, and sometimes insurability.
Ask your inspector to note the age and type of wiring and plumbing, and consider a specialist's opinion if anything looks questionable.
How to Read the Report and What to Negotiate
A long inspection report can feel alarming. Sort findings by category: safety hazards, structural and water issues, major systems nearing the end of their life, and cosmetic or minor maintenance. Focus negotiations on the first three and let the fourth go.
You can ask for repairs, a credit, or a price reduction. In competitive situations, buyers sometimes do a pre-offer inspection to make a stronger, cleaner offer. Your agent can help you decide which findings are worth raising.
Common Mistakes Buyers Make With Inspections
Skipping specialty inspections to save money on a home that clearly warrants them: the cost of a sewer scope or tank sweep is small compared to the repair it might reveal.
Treating every finding as equally important: negotiating over minor items can cost goodwill without meaningful benefit, while a real structural or water issue deserves a serious conversation. For the full process, see the Seattle Home Buyer's Roadmap.
The buyers who feel confident at closing aren't the ones who found a perfect home — there's no such thing in an older city. They're the ones who knew what to check, understood what they were looking at, and negotiated from information instead of anxiety.
Seattle Home Buying Guidance
Evaluating a specific home? Christine can help you decide which inspections are worth ordering and how to respond to what they find.
Learn more →
