Inspection negotiation

Home inspection negotiation in Washington: repair requests, credits and difficult sellers.

Inspection is where many Seattle-area deals either settle down or fall apart. The report lists everything, but only a few items justify a request — and the tone of that request matters as much as the dollar amount. This hub explains the Washington inspection response process and how we negotiate it for buyers and sellers.

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Home inspector checking a crawlspace and furnace in an older Pacific Northwest house while the buyer watches

Quick answer

Ask for what is material — safety, structure, water, roof, major systems — and support each item with the inspector's notes or a contractor estimate. Common outcomes are a repair by the seller, a credit at closing, a price reduction, or the buyer ending the agreement within the inspection contingency. In Washington the inspection contingency is usually written on the NWMLS Form 35 addendum, which sets the inspection period and the notice-and-response steps; read the deadlines on your signed form, because missing one can waive your rights.

Form 35

NWMLS inspection addendum used in most WA purchases

Deadlines

Each notice and response has a written time limit

Material

Safety, water, structure and systems come first

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Questions this hub answers

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How we negotiate after inspection

01
1. Read the full report with the inspector
Attend the end of the inspection or call the inspector. Ask which findings are urgent, which are maintenance and which need a specialist — sewer scope, roof, structural or electrical.
02
2. Get specialist opinions and estimates quickly
A dollar figure from a licensed contractor is far more persuasive than a general concern. Schedule specialists inside the inspection period.
03
3. Choose repair, credit or price
Credits give the buyer control of the work; seller repairs need clear scope and receipts; price reductions change the loan amount. Confirm with the lender which structures are allowed.
04
4. Send a short, prioritized request
List the few material items with evidence. A long list of cosmetic items invites a hostile response and weakens the important requests.
05
5. Keep tone professional when the seller pushes back
Sellers often feel judged by the report. We separate emotion from facts, explain the buyer's options under the addendum, and look for a trade that keeps the deal moving.

Repair, credit or price reduction

Option	How it works	Good for	Watch out for
Seller repair	Seller completes agreed work before closing	Items the lender requires fixed	Quality and scope; ask for invoices and permits
Credit at closing	Seller pays toward buyer costs	Buyer wants to choose the contractor	Lender limits on seller credits
Price reduction	Purchase price is lowered	Large items affecting value	Re-check appraisal and loan terms
No change / buyer ends agreement	Buyer accepts as-is or terminates within the contingency	Major unknowns or no agreement	Missing the deadline removes this option

Inspection report binder, moisture meter and contractor estimates on a kitchen counter

Checklist

Before you send an inspection response

Inspection period and response deadlines on your Form 35 copied to your calendar.
Sewer scope, roof or other specialist inspections scheduled if needed.
Contractor estimates for every item you will request.
Request limited to material items with evidence.
Lender confirmed which credit or repair structure is allowed.
Seller disclosure (Form 17) compared against inspection findings.
Plan agreed if the seller declines every request.

Frequently asked questions

What should I ask for after a home inspection?

Focus on safety, water intrusion, structural issues, roof, and major systems such as electrical, plumbing, heating and sewer. Cosmetic items and normal wear rarely justify a request.

Is a repair credit better than a price reduction?

A credit lowers cash needed at closing and lets you choose the contractor; a price reduction lowers the loan and possibly taxes. Lender rules on seller credits decide what is possible, so ask first.

What if the seller is hostile during inspection negotiation?

Keep requests short and documented, and let the brokers carry the conversation. Explain the buyer's options under the addendum calmly. Many hostile responses soften once the seller sees a contractor estimate rather than a long list.

How long is the inspection period in Washington?

It is whatever the signed agreement says. The NWMLS Form 35 addendum has a default period that buyer and seller can change, and separate time limits for the seller's response and the buyer's reply. Check your own form.

Can I back out after the home inspection?

Usually yes, if you give proper notice within the inspection contingency on your signed addendum. After the deadline passes, that right typically ends.

Should sellers get a pre-inspection?

For older homes it often helps: known issues can be repaired or disclosed up front, which reduces surprises and renegotiation later.