How To Lose A House Before You Even Try




What Buyers and Sellers Should Know Before, During, and After an Offer

In the competitive world of real estate, understanding the home inspection process can make or break a deal—especially in high-demand markets like Tacoma, Seattle, and Gig Harbor. Whether you're a buyer trying to protect your investment or a seller looking to streamline a sale, knowing your inspection options is critical.

What Is a Home Inspection?

A home inspection is a thorough, non-invasive evaluation of a property’s condition, typically performed by a licensed inspector. It covers systems such as roofing, plumbing, electrical, HVAC, foundation, sewer, and more. Your goal? To identify any underlying issues that could affect the value, safety or livability of the home.

Seller Pre-Inspections: Getting Ahead of the Game

In Washington, sellers have the option to offer a pre-inspection report before any offers are made. This is a valuable tool, particularly in competitive markets where buyers are submitting offers quickly and often without contingencies.

Benefits of a Seller Pre-Inspection:

  • Transparency: Buyers get upfront knowledge of the home’s condition.
  • Faster sales: It can speed up the transaction by removing the inspection timeline.
  • More competitive offers: Buyers who feel confident in the report may waive their inspection contingency, making their offer more appealing.

Drawbacks:

  • Disclosure obligations: Once a seller knows about issues, they’re legally obligated to disclose them.
  • Potential buyer skepticism: Some buyers may wonder about the impartiality of the inspector hired by the seller.

Buyers reviewing a seller’s pre-inspection report must decide whether to trust the findings and waive their right to an inspection—or proceed with their own. Waiving can strengthen an offer, but it also comes with risk.

Pre-Offer Buyer Inspections: A Strategic Move

Another approach some Washington buyers take is performing a pre-offer inspection—that is, hiring their own inspector before submitting an offer. This allows them to make a clean, non-contingent offer with full knowledge of the home’s condition.

Positives:

  • Stronger offer: Sellers prefer offers without inspection contingencies, reducing their risk that the buyer falls out.
  • Confidence in decision: Buyers move forward knowing exactly what they’re buying.

Negatives:

  • Out-of-pocket risk: Buyers must pay for an inspection with no guarantee they’ll win the home. Costs can range from $400-$900 for a proper inspection. 
  • Tight scheduling: Coordinating an inspection before an offer deadline can be a challenge, especially in a busy market like Seattle.

This approach is common in multiple-offer situations, especially when buyers want to stand out. But it’s a calculated risk—one that can pay off big or end in disappointment.

Post-Offer Inspections: The Traditional Route

Most commonly, buyers submit an offer with an inspection contingency—a period (typically 5–7 days) after mutual acceptance during which they can conduct an inspection. Based on the results, buyers may:

  • Proceed with the sale
  • Request repairs, credits or a combination of both
  • Walk away from the transaction without penalty

During this time, sellers have options too:

  • Agree to the repairs requested
  • Offer a credit or price adjustment in lieu of fixing issues
  • Decline the request entirely, forcing the buyer to choose between moving forward or terminating the agreement. If the buyer walks due to condition related issues, it is possible that another buyer will come to the same conclusion.

This method provides buyers with flexibility and protection, but in a competitive market, it could make an offer less attractive compared to others without contingencies.

Final Thoughts: Strategic Decisions Matter

In Washington State, the home inspection process isn’t one-size-fits-all. Each buyer and seller must weigh their options carefully:

  • Sellers can enhance buyer trust and speed up negotiations with a pre-inspection report.
  • Buyers can gain an edge by conducting pre-offer inspections but must be prepared to lose that investment if their offer isn’t accepted.
  • Inspection contingencies remain a safe, traditional path—offering room to renegotiate or walk away—but can put a buyer at a disadvantage in bidding wars.

Ultimately, success in this process comes down to strategy, communication, and having a trusted agent by your side. I guide my clients through every step of the inspection process, helping them make smart, confident decisions whether they’re buying or selling.


Have questions about home inspections or need expert guidance in your next real estate transaction? Let’s talk.

Call me at (206) 643-8845
https://erikmolzen.bhhsnwreconnect.com


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Location: Tacoma, WA, USA

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