Reasons to Get a Professional Inspection
Story #1: The Beautiful Condo with a Hidden Problem
I had a buyer purchasing a beautifully remodeled condo in Seattle—middle floor unit, white walls, brand-new floors, fresh paint. Everything looked pristine. Honestly, the seller probably thought it was in perfect shape too.
The inspection was going great, and everything seemed to check out—until the very end. Our inspector pulled out a moisture reader and tested the ceiling in the bedroom and bathroom. It showed significant moisture readings. Had the buyer skipped the inspection, they would have moved in only to experience a major leak from the ceiling above, damaging their new furniture and flooring, and requiring weeks of coordination with vendors and the HOA to fix it.
Because we did the inspection, we caught the issue early. We were able to notify the seller and the HOA, who then worked with the upstairs neighbor to resolve the problem before closing. The ceiling was repaired, and everything was in fresh, perfect condition when the buyer got their keys.
A major headache was completely avoided—all because of that professional inspection.
Story #2: The Buyer Who Wanted to DIY the Inspection
Another time, I worked with a buyer who had purchased homes before and decided she didn’t want to hire an inspector. Right away, we ran into problems. The seller had turned off the water under the sinks—possibly because they were out of town or maybe to hide a leak. Either way, it raised a red flag. We couldn’t get cold water running, couldn’t test fixtures properly, and within 15 minutes, the buyer realized she needed a professional after all.
But now we were scrambling. Our preferred inspectors were fully booked, and we had already burned valuable time in our 5-day inspection period. We had to go with someone we hadn’t worked with before. While he did a fine job, his inspection report was disappointing—it only listed defects, with no general notes or maintenance tips. The buyer didn’t like it, and we spent hours the next day following up with him for clarifications and revisions.
Worst of all, if we had needed to negotiate anything, there wouldn’t have been a clean, professional report to reference. If you’re asking for a credit or a repair, the seller may request part of the inspection report to review. And if you did your own inspection, or just took your own photos, that’s not going to cut it. Sellers want documentation from a licensed and bonded inspector. Otherwise, they may not take your concerns seriously.
So what’s the takeaway?
A professional inspection is imperative. Even if a home looks perfect, inspectors have the tools and training to detect what’s underneath the surface—like leaks, foundational issues, or hidden damage you can’t see with the naked eye.
If you’re trying to make your offer more competitive, there are still safe options:
• Pass/Fail Inspection: You still hire an inspector, but instead of negotiating repairs, you simply choose whether to move forward or walk away. You preserve your earnest money if anything concerning pops up.
• Full Inspection: The standard route, where you get a full report and can request fixes or credits based on the findings.
• Walk-and-Talk (Not Recommended): Some buyers ask about walkthroughs without a report to save money. But if something goes wrong, you don’t have a professional report to back up your claims.
At the end of the day, if you’re not willing to spend a few hundred dollars on a professional inspection for the biggest purchase of your life, it’s time for a deeper conversation. Skipping an inspection can cost you thousands—and hours of stress—that could’ve been avoided with a simple appointment.
