Should you get your own inspection if the seller already had one done?
Yes. A seller’s pre-inspection report can be useful, but it was ordered by the seller, not by you. Hiring your own inspector lets you ask your own questions, walk the home with the person who examined it, and get an independent perspective — different inspectors can find different issues. The same goes for new construction. In Washington, your inspection rights come from the inspection contingency in your NWMLS purchase agreement, so keep that contingency and schedule your inspector quickly after Mutual Acceptance.
More Pierce County sellers are ordering pre-listing inspections. That’s a good thing — it surfaces problems early, and it can make a home easier to sell.
But I’m seeing some buyers treat the seller’s report as a reason to skip their own inspection, especially when they’re trying to make an offer stand out. That’s one thing I don’t want my buyers to compromise on.
Why the seller’s report isn’t enough
Inspectors are expected to report objectively, and a seller’s pre-inspection may be perfectly accurate. I’m not suggesting anyone is hiding anything. The issue is who the report was written for and what it can do for you.
- You didn’t choose the inspector. You don’t know their experience, how thorough they are, or what they focus on.
- You can’t ask your own questions. With your own inspector, you can walk the home together and ask, “How serious is that? What would it cost to fix? What would you do?”
- Different inspectors find different things. Two qualified inspectors can walk the same home and note different issues. A second perspective is valuable on the biggest purchase most families make.
- Reports age. A pre-inspection may be weeks or months old by the time you’re under contract.
Use the seller’s report as a head start — read it before you offer — but don’t let it replace your own. If you’re on the selling side, here’s when a pre-listing inspection makes sense.
New construction needs an inspection, too
This surprises a lot of buyers. A brand-new home hasn’t been lived in, so it seems like there’s nothing to find. But construction issues happen in new homes, and independent inspections regularly uncover things worth correcting.
I want buyers to understand those issues and, whenever possible, work with the builder on corrections before moving in. In my opinion, an independent inspection is at least as important for new construction as it is for a resale home. Here’s more on what to know before buying new construction in Pierce County.
How inspections work in a Washington purchase
In a typical Pierce County purchase:
- Your offer includes an inspection contingency. It sets how many days you have to inspect and respond.
- The clock starts at Mutual Acceptance. That’s when both sides have signed. Book your inspector right away. If you’re working backward from a move date, build the inspection window into your timeline from the start so it never feels rushed.
- You review the report and decide. You can move forward, ask for repairs or a credit, or — within the contingency terms — walk away.
- Add specialty inspections where they apply. A sewer scope is common in Western Washington because of older housing stock, and rural properties may need septic or well inspections.
Read the seller’s Form 17 disclosure alongside both reports. It covers the seller’s knowledge of the home’s condition and history. For more detail, see home inspection contingencies in Washington and what a sewer scope covers.
What about competitive offers?
In a multiple-offer situation, buyers sometimes shorten the inspection period or offer an “information only” inspection to strengthen their offer. Those can be reasonable choices with the right home and good advice. Waiving your own inspection entirely because a seller’s report exists is a bigger risk, and I’d rather talk through the alternatives with you first. Knowing the small contract details that protect you is a big part of what you’re hiring an agent for.
Frequently Asked Questions
Is a seller’s pre-inspection report reliable?
It can be accurate and useful, and inspectors are expected to report objectively. But the seller chose the inspector, and you can’t ask your own questions. Use it as a starting point and still hire your own inspector.
Do I need a home inspection on new construction?
Yes. Construction issues happen in new homes too, and an independent inspection before you move in gives you the chance to work with the builder on corrections.
When should I schedule my inspection in Washington?
Right after Mutual Acceptance. Your inspection contingency gives you a set number of days to inspect and respond, so book your inspector immediately.
What other inspections should Pierce County buyers consider?
A sewer scope is common in Western Washington, especially on older homes. Properties on septic or a private well should have those systems inspected or tested as well.
Can I waive my inspection to make my offer stronger?
You can, but it’s a real risk on a major purchase. Options like a shorter inspection period or an information-only inspection may strengthen your offer while still protecting you. Talk with your agent before deciding.
Protect the biggest purchase you’ll make
A seller’s pre-inspection is a helpful head start. Your own inspection is your protection. For a purchase this important, that extra step is worth it.
If you’re planning a purchase in Pierce County, call or text Josh Barnard at 253-677-5765 for a conversation about your next move. Relocating from out of the area? Text RELOCATE to 253-677-5765 for a personalized consultation.
About Josh Barnard
Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
