Inspection Contingency in Washington

In Washington real estate, the inspection contingency is one of the most important clauses in a purchase and sale agreement. It gives buyers the right to inspect the home, identify issues, and negotiate repairs or credits before fully committing to the purchase. For sellers, it introduces uncertainty but also provides a path to a smoother transaction when handled properly.

This guide explains how the inspection contingency works in Washington, why it matters, and how both buyers and sellers can navigate it effectively.

What Is an Inspection Contingency?

An inspection contingency allows the buyer to hire a licensed inspector to evaluate the home’s condition after mutual acceptance. It covers areas like:

Structural integrity

Plumbing and electrical systems

Roof and foundation

HVAC systems

Appliances

Pest or water damage

If the buyer isn’t satisfied, they can request repairs, ask for concessions, or cancel the deal without penalty (as long as it’s within the contingency period).

🔗 Related glossary terms: Due Diligence, Contingency Clause, Home Inspection.

How Long Is the Inspection Period in Washington?

The inspection period is usually 5–10 business days, but it can be negotiated. In hot Seattle markets, buyers sometimes shorten the period to make offers more attractive.

If additional inspections (like a Sewer Scope) are needed, buyers may request extensions. Sellers don't have to agree, but many do to keep the deal alive.

Why Buyers Value Inspection Contingencies

Risk Reduction – protects against buying a property with hidden issues.

Negotiation Leverage – buyers can request repairs or credits.

Exit Strategy – allows cancellation if major defects are found.

Why Sellers Worry About Inspections

For sellers, inspections can lead to:

Unexpected repair costs.

Negotiations that lower net proceeds.

Deals falling through entirely.

However, being proactive with repairs and disclosures often reduces the risk of surprises.

Options After the Inspection

If the inspection reveals issues, buyers can:

Accept the property as-is.

Request repairs.

Request a credit or price reduction.

Cancel the agreement within the contingency window.

Sellers can:

Agree to repairs.

Offer financial concessions.

Decline requests and risk cancellation.

Tips for Buyers

Hire a licensed, reputable inspector.

Attend the inspection to see issues firsthand.

Prioritize major problems (roof, foundation, plumbing) over minor cosmetic issues.

Use the findings to renegotiate strategically.

Tips for Sellers

Consider a pre-listing inspection to identify issues.

Disclose known defects upfront.

Be prepared for negotiations and have repair bids ready.

Stay calm—most deals survive inspection when handled professionally.

🔗 Related terms: Appraisal Contingency, Escrow, Closing Costs.

FSBO Sellers and Inspection Contingencies

For for-sale-by-owner (FSBO) sellers, managing inspection contingencies can be challenging without agent guidance. That’s why preparation is key.

With a flat fee MLS listing service, FSBO sellers can:

Get MLS exposure to attract serious buyers.

Control negotiations directly.

Save thousands while still presenting professionally.

Key Takeaways

The inspection contingency allows buyers to inspect the home and negotiate repairs.

Typical timelines in Washington are 5–10 business days.

Buyers gain protection, while sellers face potential concessions.

Proper preparation reduces the risk of fallout.

A flat fee multiple listing service helps FSBO sellers manage contingencies while keeping costs low.

By understanding inspection contingencies in Washington real estate, both buyers and sellers can reduce stress, negotiate effectively, and move closer to a successful closing.

Looking to market your home professionally while saving money? Try Wayber’s flat fee MLS listing service today.