The inspection addendum to the purchase and sale agreement in Washington State covers a lot of territory. Buyers should take the opportunity to do a thorough inspection and also do the attending actions that are allowed during the inspection period. The inspection addendum states:

This Agreement is conditioned on Buyer's subjective satisfaction with inspections of the Property and improvements on the Property. Buyers inspections may include, at Buyer's option and without limitation, the structural, mechanical, and general condition of the improvements to the Property, compliance with building and zoning codes, an inspection of the Property for hazardous materials, a pest inspection, and a soils/stability inspection.

The onus is on you, the Buyer, to line up and proceed with an investigation of the property to the extent you choose. A broker working on your behalf will have good suggestions for you, such as a list of licensed inspectors, a number of companies that do sewer scoping, and where and how to test for lead paint, asbestos and other hazardous materials. Plan to take two to five hours off from work and attend the inspection. You will learn a lot more about the property from accompanying the inspector than just reading the report later. Expect that an inspection for the average house will cost around $400 and a sewer scope another $200. This is all money well spent.

There is a neighborhood review clause in the inspection. You may take the opportunity to investigate crime statistics with the local law enforcement agency, determine the time required for your commute to work, check noise levels at different times of the day, and anything else that may affect your quiet enjoyment of the property.

I learned from a client years ago that the best neighborhood review process was to take a couple of hours and go knock on neighboring doors. Ask they people there how they like the neighborhood and what kind of problems might be anticipated. She was exactly right and I've been recommending that process ever since.

Your attitude and that of your broker are very important in the approach to the inspection and how you handle the results. There are three options open to you as you near the inspection deadline:

1. Perhaps you just want to walk away and that is within the bounds of your allowed choices.
2. There is also an option to negotiate with the seller, and minding the timelines is of utmost importance. Sellers in the recession market are already feeling put upon and will likely dig their heels in with requests for repairs. Work through this with your Broker respecting that, but still with a goal of getting the property at a fair price.
3. No house is perfect, and in spite of its flaws you may still love the house and elect to purchase it as it is. Some buyers forget that the original goal was to own a home.

   Remember that the inspector is not there to pass or fail the house. The inspector is there to give you an idea of the condition of the house and its elements. You, the Buyer, make the decision to proceed or not.

   On July 1, 2010 the State of Washington enacted a number of laws concerning the real estate industry and one of them: WAC 308-408C is all about what an inspector is required to do and what an inspector is not required to do. For a PDF summary of the law as put out by The Washington Realtors®, drop me an email and I'll send it to you.