Buying in North Seattle and wondering how the inspection works? With older homes, wet weather, and tight deadlines, the inspection period can feel intense. You want clarity on what to check, how fast to move, and what to negotiate. This guide gives you a simple playbook for Seattle’s inspection timeline, common issues in older North Seattle homes, and smart repair strategies. Let’s dive in.
What an inspection covers
A general home inspection reviews major systems and visible, accessible areas. Inspectors follow standards from national organizations and note safety concerns, defects, and recommended follow-ups. You may also add specialty inspections for items outside the general scope. Your goal is to understand condition, cost, and risk so you can make a confident decision.
Seattle inspection timeline
Most Seattle-area contracts set a 7 to 10 day inspection contingency. In hot markets, buyers sometimes shorten this to 3 to 5 days or waive it. The exact timeline is negotiated in the purchase agreement, so confirm your dates right away.
Here is a practical schedule you can follow:
- Day 0 to 1: Offer accepted. Book the general inspector and any specialists immediately.
- Day 2 to 5: Inspections occur. Reports usually arrive within 24 to 72 hours.
- Day 3 to 7: If needed, get contractor estimates and draft your repair or credit request.
- By the deadline: Submit your request. The seller responds per the agreement.
After you agree on terms, document everything in a written amendment. If the seller will complete repairs before closing, require receipts, permits when applicable, and a re-inspection if needed.
North Seattle problem areas
North Seattle has many early- to mid-20th-century homes and post-war builds. The region’s wet climate and age drive recurring inspection themes.
Structure and moisture
Inspectors often find wood rot, foundation settlement or cracking, and crawlspace moisture. Look closely at grading, perimeter drains, sump pumps, and visible cracks. For major movement or sagging, consider a structural engineer review.
Roofs and flashing
Aged asphalt roofs, deteriorated flashing, and clogged gutters are common. Heavy rainfall makes proper flashing at roof-to-wall intersections, valleys, and chimneys critical. Improper roof penetrations and chimney flashing failures are frequent callouts.
Siding and decks
Wood lap siding and exterior trim can show rot at stair treads, deck posts, and ledger connections. Deck ledger issues are serious safety concerns. Older decks often lack proper flashing and hardware.
Drainage and grading
Poor slope, compacted soil, and blocked drains lead to damp basements and crawlspaces. Many older lots lack modern drainage improvements. Verify downspout extensions and whether a perimeter drain exists and functions.
Plumbing and sewer lines
Older galvanized or polybutylene piping may reduce flow or fail. Sewer laterals in older areas are often clay or cast iron, which can clog, crack, or collapse. A sewer scope is a smart add-on. Water heater age, earthquake strapping, and the T&P valve are common checklist items.
Electrical systems
Very old homes may have knob-and-tube or cloth-insulated wiring. Aluminum wiring sometimes appears in 1960s to 1970s remodels. Inspectors also flag insufficient service capacity, lack of grounding, and breaker issues. A licensed electrician should evaluate any safety concerns.
HVAC and ventilation
Older boilers or furnaces can near end of life. Inspectors check combustion safety, clearances, and ventilation. Attic and crawlspace insulation and ventilation are often inadequate, which can fuel moisture problems even in a mild climate.
Chimneys and seismic
Unreinforced masonry chimneys and hearths often need repair or bracing. Inspectors look at flue condition and clearance to combustibles. Seismic updates may be recommended for added safety.
Environmental and pests
Lead-based paint may be present in pre-1978 homes and asbestos in some older insulation, flooring, or adhesives. Testing is typically done if suspect materials are present or if you plan renovations. Mold can appear where moisture intrusion exists. Radon levels vary in the Pacific Northwest and testing is an inexpensive add-on. Some loan types may also require a wood-destroying organism inspection.
Permits and additions
Older neighborhoods often have remodels or finished basements done without permits. Inspectors frequently note visible signs of unpermitted work. Review local records and decide whether to request remediation or negotiate a credit for risk and future permitting costs.
Smart negotiation moves
Your post-inspection options include seller repairs before closing, a credit or price reduction, accepting the home as-is, or canceling if the contingency allows. In multiple-offer settings, sellers often prefer credits over managing repairs during escrow.
Prioritize safety first
Focus your requests on items that impact safety and habitability. Typical top priorities include electrical hazards, major structural issues, gas leaks, roof leaks, failing sewer lines, and nonfunctional heating. Cosmetic items usually fall to the bottom of the list.
When to request credits
Credits at closing let you control scope, timing, and quality after you own the home. They are useful when time is short or the seller prefers not to coordinate work. For safety and code items, you may still require seller-completed repairs with permits before closing.
Document and verify
Limit requests to defects documented in the inspection report. Get 1 to 2 written estimates from licensed contractors for major items. If you agree on repairs, detail the exact scope, permit needs, deadlines, and how completion will be verified. Consider an escrow holdback or a reduction in seller proceeds if significant work may run past closing.
Specialists worth hiring
For older North Seattle homes, consider these add-ons:
- Sewer scope for clay or cast-iron laterals.
- Wood-destroying organism inspection if damage is suspected or your loan requires it.
- Chimney and flue evaluation for older masonry chimneys.
- Licensed electrician or plumber for older wiring or plumbing concerns.
- Structural engineer for notable foundation or framing issues.
- Radon test as a precaution.
- Lead or asbestos testing if you plan renovations or see suspect materials.
When choosing providers, confirm certifications, insurance, and local experience. Ask for sample reports and typical turnaround times. Fast, clear reporting helps you meet your contingency deadlines.
Records, loans, insurance
Washington law requires a Seller Disclosure Statement that lists known material defects. Compare disclosures with your inspection report. For older properties, review available permit history through local records.
Lenders can require certain inspections or repairs, especially for some government-backed loans. Check with your lender early to avoid surprises. Insurance carriers may also have limits or higher premiums for older roofs, outdated electrical, or unpermitted work, so confirm coverage during your contingency.
Buyer checklist
- Before you offer: Walk the exterior for drainage and roof age clues. Review available permit history and note any additions.
- Day 0 to 1: After acceptance, book the general inspector and plan add-ons like a sewer scope or WDO.
- Day 2 to 5: Attend inspections if possible. Ask questions and plan for contractor estimates on big-ticket items.
- Day 3 to 7: Prioritize safety and major systems in your request. Consider a credit if timing is tight.
- Before closing: If repairs are required, collect permits, receipts, and re-inspection reports as needed. Use an escrow holdback if work may run long.
Partner with a disciplined guide
The inspection window is short, and the details matter. You deserve a clear plan, fast scheduling, and strong negotiation that keeps your deal on track. Connect with a team that blends military-grade responsiveness with investor-level repair insight to help you buy with confidence in North Seattle and across King County.
If you are ready to move, reach out to GQ Home Team Washington for a focused inspection plan, trusted vendor introductions, and calm, skilled negotiation.
FAQs
What is the typical Seattle inspection timeline?
- Most buyers have 7 to 10 days, though some shorten to 3 to 5 days in competitive markets. Always confirm your exact deadlines in the purchase agreement.
Which specialist inspections should North Seattle buyers consider?
- Common add-ons include a sewer scope, WDO inspection, chimney evaluation, radon test, and licensed electrician or plumber reviews when older systems are present.
How should I handle unpermitted work found during inspection?
- Verify available permit records, then decide whether to require remediation with permits and inspections or negotiate a credit to cover cost and risk.
Is it better to ask for repairs or a credit after inspection?
- In competitive markets, sellers often prefer a credit. For safety or code issues, you may require repairs before closing with permits and proof of completion.
What does a general home inspection include and exclude?
- It evaluates visible, accessible systems and components and notes defects and safety issues. Hidden or specialized items often require separate experts or tests.
