✨ Thinking about buying a home in Seattle, Kenmore, Bothell, or Kirkland? You’re not alone — and buyers across the Pacific Northwest often ask the same questions about home inspections.
As a certified inspector serving King and Snohomish County, I’ve completed hundreds of inspections in older craftsman homes, new construction townhomes, lake-adjacent properties, and everything in between. Below are the most searched questions on Google and the ones I’m asked most often onsite.
1. What does a home inspection include in the Seattle area?
A standard home inspection covers:
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Roofing & attic
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Foundation & structure
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Plumbing supply and drains
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Electrical systems
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HVAC
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Crawlspace
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Grading & drainage
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Interior safety items
Because Seattle-area homes experience high moisture, I also look closely for:
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Water intrusion
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Ventilation issues
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Missing insulation
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Early signs of mold
2. How much does a home inspection cost in Seattle or Kenmore?
In King and Snohomish County, most home inspections range from mid-$400s to $600+ depending on:
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Home size
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Age of the home
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Crawlspace or slab
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Add-ons (sewer scope, thermal imaging, mold testing)
Premium services or bundled options can provide better value and deeper coverage.
3. Do I need a sewer scope in Seattle, Bothell, or Kirkland?
Short answer: yes — especially for older homes.
Tree roots, shifting soil, and aging pipes make sewer line issues extremely common in the Seattle area. A sewer scope can detect:
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Root intrusion
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Cracks
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Bellies or low spots in the line
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Blockages
This test saves buyers thousands in hidden repairs and should be considered a must for any home built before 1990.
4. Can I skip the inspection to win a competitive offer?
Technically yes — but it comes with risk.
Waiving inspections in Seattle’s competitive market used to be common, but buyers who skip the inspection often discover:
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Electrical hazards
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Roof damage
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Leaks or mold
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Failing water heaters
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Expensive plumbing issues
A thorough inspection protects you before closing, even if it’s a “walk-and-talk” style pre-offer review.
5. What can’t a home inspector check?
Inspectors evaluate what is visible, accessible, and safe.
This means we cannot:
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Open walls
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Pressure-test plumbing
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Diagnose underground oil tanks
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Move heavy furniture or owner belongings
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Predict future system failures
But we can identify existing defects, safety hazards, and warning signs worth negotiating.
6. Do I need mold or air quality testing in the Pacific Northwest?
Because the Seattle area is damp year-round, mold is extremely common.
Mold testing is recommended if the home has:
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Musty odors
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Attic or crawlspace discoloration
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Past roof or plumbing leaks
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Poor ventilation
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Known allergies or asthma in the family
A mold and air quality test confirms whether airborne spores are elevated and whether hidden microbial growth exists behind walls or finishes.
7. What happens after the home inspection report?
You receive a detailed, photo-rich digital report outlining:
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Findings
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Safety issues
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Recommended repairs
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Life expectancy of major systems
Your real estate agent can then negotiate repairs or credits.
If you choose our Premium Peace-of-Mind Package, we return for a re-inspection to confirm repairs were done correctly.
🏆 Final Thoughts
A home inspection is one of the most important steps in the buying process. Whether you’re purchasing in Kenmore, Bothell, Kirkland, Seattle, Woodinville, or nearby cities, the right inspection gives you clarity and confidence in your investment.
Want help choosing the inspection package that fits your situation?
Visit www.pureviewpropertyinspections.com or call/text 407-968-6937