If you bought or sold around Seattle a few years ago, you probably remember offers with no inspection contingency, sometimes paired with escalation clauses and quick closings. Many sellers are still hoping for that kind of offer.
In 2026, expectations need a reset. Alina Araujo, a 14-year veteran real estate agent and REALTOR at Windermere Real Estate, has negotiated inspections in every type of market since 2013. Her message to sellers this year is clear: plan for an inspection contingency, and prepare your home so it holds up well when the inspector arrives.
The State of Inspections in 2026
Are buyers still waiving inspections?
Much less often. With King County at about 4.3 months of inventory and roughly 8,400 active listings at the end of September 2026, according to Northwest MLS data, buyers have time and options. Most are including an inspection contingency, and many are using it to negotiate.
Do any buyers still waive?
Some do, particularly for move-in ready homes in high-demand pockets that draw multiple offers. More often, competitive buyers complete a pre-offer inspection, then submit an offer without the contingency because they already know the home’s condition.
How Inspection Contingencies Work
What does a typical inspection contingency allow?
In Washington, the inspection addendum generally gives the buyer a set number of days to inspect, then lets them accept the property, request repairs or credits, or terminate. The timeline is negotiable and often short. Your agent should track each deadline closely.
What is an “informational only” inspection?
Some buyers offer an inspection contingency limited to accepting or terminating, without the option to request repairs. It is a middle ground that gives buyers peace of mind while giving sellers more certainty.
What do buyers usually ask for?
Typical requests focus on safety items, roof or moisture concerns, electrical issues, and major systems like furnaces, water heaters, and sewer lines. Cosmetic items rarely carry much weight, and you are not obligated to agree to every request.
How to Prepare as a Seller
Should I fix things before the inspection?
Address the small, easy items first: replace missing smoke and carbon monoxide detectors, fix leaky faucets, secure loose handrails, and clean gutters. These minor items can make a report look longer and more alarming than the home deserves.
Should I order my own inspection first?
Often, yes. A pre-listing inspection shows you what a buyer’s inspector will likely find, so you can repair, price, or disclose accordingly. It also makes pre-offer inspections easier for buyers. Alina Araujo, with over 200 homes sold, frequently recommends this step for older homes or homes with significant systems near the end of their life.
How should I respond to repair requests?
With data and calm. Compare requests to your disclosure, the pre-listing inspection, and the price. Sometimes a credit is simpler than coordinating repairs. Your agent should help you weigh each item against the risk of losing the buyer.
Local Factors to Consider
Do inspection issues differ by area?
Yes. Older homes in established parts of Kenmore and Bothell may raise sewer line, drainage, or electrical questions. Homes in the Kirkland neighborhoods with slopes or water views may see questions about retaining walls and drainage. Knowing what is typical for your area helps you prepare.
Does the season affect inspections?
Fall rain reveals drainage and roof issues that summer can hide. That can work in your favor if your home stays dry, and it is a reason to check gutters and downspouts before listing. With buyers out touring between the fall events Bothell Seattle Washington 2026 has hosted, a home that performs well in wet weather makes a strong impression.
The Bottom Line
In the Seattle Washington Bothell 2026 market, expect an inspection, prepare for it, and use it to build buyer confidence. A well-prepared home protects both your price and your timeline, and it supports strong home values in Seattle Washington when buyers compare your home with other Seattle Washington homes for sale.
Alina’s 66 Google 5-star reviews reflect sellers who appreciated steady guidance through inspection negotiations. With the Windermere Real Estate Seattle Washington network behind her, an Alina Araujo Bothell strategy session helps you get inspection ready before you list.
Contact Alina Araujo at Windermere Real Estate | 206-353-2290 | https://alinaaraujo.com/ for a FREE 2026 Market Strategy Session
