Buyer’s inspection · King County, WA
Find it before you own it.
A full inspection of the systems that cost the most to fix. You get the report within 24 hours, with photos, a severity rating on every finding, and plain language about what to do next.
Double-tapped breaker
Two conductors landed on a breaker rated for one. Sits behind the deadfront, so it is invisible during a walkthrough. Loose connections here are a common ignition source.
Evaluate and correct by a licensed electrician before closing.
How findings are rated
Every finding tells you how much it matters.
A long list of defects is not useful on its own. Findings are sorted so you know what to negotiate, what to budget for, and what to simply keep an eye on.
Fix before move-in
Conditions that can injure someone or start a fire. Gas leaks, exposed conductors, missing handrails, failed water heater relief valves.
Correct before occupancy.
Worth negotiating
Significant cost or a system near the end of its life. Roof covering, failed seals, active moisture intrusion, aging furnace or panel.
Price it before you finalize terms.
Maintenance item
Normal wear, deferred upkeep, or something to watch across a season. Caulking, grading, gutter discharge, minor settlement.
Add to your first-year list.
Scope of inspection
What gets inspected.
Section numbers match the report, so you can find any item later without reading the whole thing again.
- Site drainage and grading
- Roof covering and flashings
- Exterior cladding and trim
- Electrical service and panel
- Plumbing supply and drainage
- Water heater
- Heating and cooling
- Insulation and ventilation
- Attic and framing
- Crawlspace and foundation
- Interior surfaces and stairs
- Windows, doors, and garage
Wood-destroying organisms are noted as conducive conditions only. Identification of and damage from wood-destroying insects is referred to a licensed structural pest inspector.
The deliverable
Read a real report before you hire anyone.
Inspectors are hard to compare from a website. The report is the only thing you actually receive, so judge it directly. This is a full inspection with the address and owner details removed.
Service area
Where I inspect.
BremertonSilverdalePort OrchardPoulsboBainbridge IslandKingstonGig HarborBelfairSuquamishSeabeck
Outside this list? Ask anyway — travel beyond the peninsula is often workable with enough notice.
Common questions
Before you book.
How long does an inspection take?
Most homes take two to three hours on site. Larger or older houses take longer. You are welcome to attend, and the last twenty minutes is usually the most useful part — I walk you through what I found in person.
When do I get the report?
Within 24 hours of the inspection, usually the same evening. Inspection contingency windows are short, so the report is written to be read quickly and acted on immediately.
What isn’t covered?
A home inspection is visual and non-invasive. Nothing is opened up, and areas that cannot be safely reached are noted as inaccessible rather than guessed at. Sewer scopes, radon testing, and pest identification are separate services.
Do you work with my agent?
I work for whoever is paying for the inspection, and the report goes to you first. Your agent is welcome to attend and to receive a copy once you have read it.