Inspection

The home inspection process is one of the most complicated and potentially hazardous part of a home transaction.  It's the buyers responsibility to order the inspection or waive it.  A buyer may waive inspection if he is confident in his knowledge of home construction, but it is a dangerous move.  Professional inspectors are trained to look for faults, large and small, in all aspects of a home.  A professional inspector will spend 4 to 6 hours testing all built in appliances, electrical switches and plumbing outlets, examining the exterior, roof, crawl spaces and more.  The only things that an inspector will not do is invasive work.  For example, an inspector can note that there is evidence of a leaky roof, but cannot tear apart the walls to see if mold grew as a result.

The negotiation  process works like this.  A buyer and seller agree on price and terms.  Part of that agreement involves the inspection.  There are two types of inspection.  One allows the buyer to get out of the deal for any reason, based on the inspection.  The other requires the buyer to allow the seller to make any necessary repairs revealed by the inspection that the buyer demands be fixed.  A common practice in the Seattle market is for a buyer to do the inspection before their offer is even submitted, then make an offer waiving inspection if the home does not need major repair.  The next most common inspection allows the seller to make the repairs.  It's rare for a seller to grant a buyer an unlimited escape clause in this red hot home market.