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What is included in your inspection

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What is included in a home inspection

….a complete Seattle home inspection should cover all of the major systems of a house.

AT A MINIMUM, AN INSPECTION SHOULD MEET THE STANDARDS OF PRACTICE OF THE STATE OF WASHINGTON.

  • Site Landscape
  • Roof System and Components
  • Exterior of Home
  • Structural System
  • Electrical System
  • Heating and A/C Systems
  • Interior of Home
  • Bathrooms
  • Kitchen and Appliances
  • Fireplace
  • Attic
  • Insulation and Ventilation
  • Garage or Carport
  • Basement, Crawlspace, Foundation
  • Plumbing System

Consumers should be very careful when shopping for a home inspector.

The industry on the whole is unregulated and many unqualified people offer home inspection services.  Home inspection companies that offer to do repair work, should be avoided.

What is included in your inspection

Should I Be Present During the Home Inspection?

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Whether you’re buying or selling a home, the inspection is one of the most important steps in the process. It’s your opportunity to uncover hidden issues and make informed decisions about the property. But many homeowners and buyers often ask: “Should I be there during the home inspection?”

The short answer? Yes—but with some caveats. Let’s break down why your presence matters, what to expect, and how to get the most value out of the inspection process.

Why You Should Be Present at the Inspection

1. See the Home Through the Inspector’s Eyes

A home inspection isn’t just about reading a report later. Being there in person allows you to:

  • Ask questions in real time.
  • Get a better understanding of the home’s systems and components.
  • See first-hand any areas of concern.

Instead of relying solely on photos and descriptions, you’ll gain a deeper appreciation of what’s normal wear-and-tear and what might require serious attention.

2. Learn About Ongoing Maintenance

Inspectors often provide helpful tips for maintaining your home. For first-time buyers, this is especially valuable—they’ll point out shutoff valves, HVAC filters, and other key features you might overlook otherwise.

3. Avoid Miscommunication

Attending in person reduces the chances of misunderstandings later. You can discuss concerns directly with the inspector and clarify what issues are minor versus major.

Do You Have to Be There?

Technically, no. The inspector can still do their job and send you a detailed report afterward. Some buyers or sellers skip the inspection due to:

  • Scheduling conflicts
  • Living out of state
  • Preferring to avoid seeing potential issues themselves

If you can’t attend, ask your inspector if they can provide a virtual walk-through or a phone call summary after the inspection.

What About Sellers? Should You Be There?

If you’re selling your home, it’s usually better to step away during the buyer’s inspection. Here’s why:

  • Buyers may feel uncomfortable asking questions if the seller is hovering.
  • It avoids awkward situations if issues arise during the inspection.
  • Your agent can handle any questions that come up later.

However, if you’re having a pre-listing inspection, you should be there to understand any repairs you may want to make before putting the home on the market.

What Happens If You’re Present?

Expect the inspection to take 2–4 hours for a typical home. The inspector will:

  • Examine major systems (roof, plumbing, HVAC, electrical).
  • Check doors, windows, appliances, and more.
  • Point out areas that might need attention or further evaluation.

You don’t need to follow the inspector every step of the way, but plan to join them for a final summary at the end to review their findings.

The Bottom Line

For buyers, being present at the home inspection is highly recommended—it’s your chance to understand the property inside and out before making one of the biggest purchases of your life.

For sellers, unless it’s a pre-listing inspection, you’re better off leaving the home and letting the process run its course.

Either way, working with a trusted, experienced inspector makes all the difference.

Ready to Schedule Your Home Inspection?

As a licensed home inspector serving the Puget Sound area since 2002, I guide buyers and sellers through every step of the process. Whether you’re a first-time homebuyer or listing your property, I’ll make sure you feel confident about your next move.

Call today to book your inspection!

Pre-Listing Home Inspections: Are They Worth It for Sellers?

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When it comes to selling your home, first impressions matter. But beyond fresh paint and curb appeal, there’s another tool savvy sellers are using to stand out in a competitive market: the pre-listing home inspection.

But is it worth the time and money? Let’s break down what a pre-listing inspection is, how it benefits sellers, and whether it makes sense for your situation.

What Is a Pre-Listing Home Inspection?

A pre-listing home inspection is a professional evaluation of your property before you put it on the market. Unlike the buyer’s inspection, which happens after an offer is made, this proactive step gives you a clear picture of your home’s condition in advance.

During the inspection, a licensed home inspector examines major systems like:

  • Roof and attic
  • HVAC, plumbing, and electrical systems
  • Foundation and structural components
  • Windows, doors, and appliances

The result? A detailed report outlining any issues—big or small—that could potentially scare off buyers or be used as bargaining chips later.

Benefits of a Pre-Listing Inspection for Sellers

1. Get Ahead of Repairs

By identifying issues early, you can fix them on your own terms. This avoids last-minute surprises during negotiations that could derail a deal or cost you more in rushed repairs.

2. Price Your Home Confidently

With a clear understanding of your home’s condition, you can set a realistic asking price. This reduces the risk of overpricing (which can keep your home sitting on the market) or underpricing and leaving money on the table.

3. Attract Serious Buyers

Providing an inspection report to potential buyers builds trust and positions you as a transparent, proactive seller. It can even encourage buyers to waive their own inspection contingency, speeding up the closing process.

4. Stronger Negotiation Position

Armed with knowledge of your home’s strengths and weaknesses, you’re less likely to be blindsided by a buyer’s repair requests or demands for price reductions.

Are There Any Downsides?

While there are plenty of benefits, it’s important to understand the potential drawbacks:

  • Upfront cost: Pre-listing inspections “walk and talk” consultation with no report start at $300, with an inspection and full report starting at $525, depending on home size and location.  
  • Disclosure requirements: Once you know about a defect, you may be legally required to disclose it to buyers (laws vary by state).
  • Buyers may still want their own inspection: Even with your report, some buyers will insist on hiring their own inspector.

So, Is It Worth It?

For most sellers, the answer is yes—especially in competitive markets or with older homes. A pre-listing inspection can smooth out the selling process, reduce stress, and potentially save you thousands in surprise repair costs or price reductions.

However, if you’re selling a newer home in a hot market where buyers are waiving inspections, it may not be necessary.

Thinking of Selling Your Home?

A pre-listing home inspection could be your secret weapon to a faster, smoother sale. As a licensed home inspector serving the Puget Sound area since 2002, I can help you uncover issues early and give you the confidence to list your home.

Call today to schedule your pre-listing inspection and take the first step toward a stress-free sale!

Top 10 Summer Home Maintenance Tips Every Homeowner Should Know

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Top 10 Summer Home Maintenance Tips Every Homeowner Should Know

Summer brings sunshine, longer days, and the perfect conditions to stay on top of your home’s maintenance needs. As temperatures rise, so does the importance of ensuring your home can handle the seasonal stresses. From your roof to your foundation, paying attention to these areas now can prevent expensive repairs later. Here are ten essential summer maintenance tips every homeowner should know.

1. The Roof: Start with your roof. High heat and intense sunlight can accelerate wear and tear on roofing materials. Use the clear skies to inspect for missing shingles, warped areas, and general deterioration. If you’re not comfortable getting on a ladder, consider hiring a professional to assess the condition. Catching damage early helps prevent water intrusion when the weather changes again.

2. Gutters: Next, turn your attention to your gutters. Clean out leaves, twigs, and any blockages that could restrict water flow. Gutters play a critical role in directing rainwater away from your home’s siding and foundation. Loose or sagging sections should be re-secured, and downspouts must drain several feet from your home’s base to prevent erosion or moisture buildup.

3. Air Conditioning: Your air conditioning system is likely working overtime during the summer, so make sure it’s running efficiently. Have it professionally serviced to check refrigerant levels, clean internal components, and ensure it’s cooling properly. Don’t forget to replace or clean air filters monthly, which improves airflow and reduces energy consumption.

4. Foundation: Foundation health is another concern during hot months. Prolonged heat can dry the soil around your home, causing it to contract and potentially lead to foundation shifts or cracking. Monitor for signs like new cracks in walls, sticking doors or windows, or uneven floors. Watering the soil around your foundation moderately during extreme dry spells can help maintain soil stability.

5. Windows: Sealing windows and doors can greatly enhance your home’s energy efficiency. Over time, caulking and weatherstripping degrade, allowing warm air to enter and cool air to escape. A quick check around frames can reveal drafts or gaps. Sealing those areas not only lowers your cooling costs but also improves indoor comfort.

6. Siding & Paint: While you’re outside, inspect your siding. Summer sun can bleach, warp, or dry out various siding materials. Wash away built-up dirt with a low-pressure spray and check for cracks, bubbling paint, or pest activity. Early detection of siding issues helps prevent further damage to your home’s structure.

7. Smoke & Carbon Monoxide Detectors: Safety is always in season, and now’s a good time to test all smoke and carbon monoxide detectors. With more cooking, entertaining, and use of electrical appliances in summer, make sure all alarms are functioning. Replace batteries if needed and consider upgrading any outdated units.

8. Deck or Patio: Your deck or patio also needs attention. Direct sun can weaken wood, causing splinters or cracks. Clean it thoroughly, reapply sealant if needed, and check for any loose boards or nails. Concrete patios should be swept clean and checked for cracks or settling. Well-maintained outdoor spaces add value and enjoyment all season long.

9: Plumbing: Inspect your plumbing, especially any exposed pipes or outdoor spigots. Look for signs of leaks, rust, or unusual moisture. Check your water heater for sediment buildup and ensure it’s functioning efficiently, especially with increased water usage during summer months.

10. Overgrown vegetation: Lastly, trim back trees and shrubs. Overgrown vegetation can damage siding, block airflow, and provide easy access for pests. Keep limbs at least a few feet away from your home, especially near the roof-line or chimney. Proper landscaping not only improves your home’s appearance but also protects its structure.

Performing these summer maintenance tasks can save you money, extend the life of your home’s systems, and help prevent unexpected issues. A well-maintained home isn’t just more comfortable—it’s better prepared for whatever comes next, whether that’s a heatwave, thunderstorm, or the shift into fall.

Why You Should Schedule a Mid-Year Home Inspection

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Why You Should Schedule a Mid-Year Home Inspection

When it comes to home maintenance, timing is everything. While most homeowners think of inspections as something to do when buying or selling a property, savvy homeowners understand the value of regular check-ups—especially in the middle of the year. A mid-year home inspection, ideally scheduled during the summer months, can help identify issues caused by harsh winter weather, spring rains, and prepare your home for the coming fall and winter seasons.

1. Assess the Damage Left by Winter and Spring

The cold, wet months of winter and spring can be especially tough on your home. Freezing temperatures, heavy rains, snow, and high winds all contribute to wear and tear that may not be obvious until a trained inspector takes a closer look. Summer provides the ideal window to evaluate that damage:

  • Roofing issues such as missing shingles, small leaks, or damage from ice dams often go unnoticed until it’s too late.
  • Foundation cracks or soil shifting caused by frozen ground or excessive rain can jeopardize the structural integrity of your home.
  • Moisture problems in attics, basements, and crawl spaces can lead to mold growth and wood rot if not detected early.
  • HVAC wear and performance—especially if your system has been working hard through cold winters—can also be evaluated before the high demands of fall.

A mid-year inspection ensures any of these issues are caught and repaired before they worsen or lead to more expensive damage.

2. Take Advantage of the Weather

Summer offers dry, stable conditions that are perfect for conducting a thorough inspection. Your inspector can easily access roofs, crawl spaces, and exterior systems without weather-related limitations. Moreover, many home improvement professionals are in high demand come fall—catching problems in summer gives you time to schedule repairs and maintenance on your terms, before schedules tighten up.

3. Prepare for the Demands of Fall and Winter

The months ahead bring colder temperatures, shorter days, and increased strain on your home’s systems. A mid-year inspection gives you the opportunity to:

  • Ensure your furnace or heat pump is ready for colder weather.
  • Check insulation and weather stripping to reduce heat loss.
  • Identify and seal any air or water leaks before they become problematic.
  • Clear out gutters and confirm proper drainage to avoid ice buildup and water damage in the coming months.

With enough time before fall, you can plan and budget repairs instead of making rushed decisions in the middle of a stormy season.

4. Protect Your Investment and Peace of Mind

Your home is one of your biggest investments. Regular inspections—especially at strategic times like mid-year—can help you avoid costly surprises and maintain your home’s value over time. Even small issues, when addressed early, can save thousands of dollars in emergency repairs and insurance claims.

Final Thoughts

Scheduling a mid-year home inspection is a smart, proactive move for any homeowner. Summer’s dry weather and longer days make it the perfect time to assess, repair, and prepare. Whether you’ve owned your home for decades or just moved in last fall, a professional inspection this summer will give you confidence that your home is safe, sound, and ready for whatever the seasons bring.

Don’t wait until fall storms roll in—schedule your mid-year home inspection today and enjoy peace of mind through the rest of the year.

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Mailing Address

4227 S Meridian Suite C #290
Puyallup, WA 98373

Contact Phone

Seattle 206.930.6740
Tacoma 253-820-9650

Schedule an Inspection

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Mailing Address

4227 S Meridian Suite C #290
Puyallup, WA 98373

Contact Phone

Seattle 206.930.6740
Tacoma 253-820-9650

Why You Should Schedule a Mid-Year Home Inspection
Why You Should Schedule a Mid-Year Home Inspection
Why You Should Schedule a Mid-Year Home Inspection
Why You Should Schedule a Mid-Year Home Inspection

Home Inspector since 2002
WA Home Inspector Lic#: 256

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