Pre‑Inspection Playbook for Snohomish Sellers

You only get one chance to make your buyer feel confident. In Snohomish, small moisture issues or a surprise sewer problem can derail a deal right when momentum matters most. If you want fewer renegotiations and a smoother closing, a smart pre‑inspection plan is one of the best moves you can make. This guide shows you exactly how to prepare, what to fix first, and which local rules and timelines to follow. Let’s dive in.

What a pre‑listing inspection is

A pre‑listing inspection is a full home inspection you order before you go to market. It follows the same standards buyers rely on and gives you a clear picture of condition. You can then repair, disclose, price accordingly, or offer credits. Learn more about how seller inspections work from InterNACHI’s overview of seller inspections.

Sellers use pre‑inspections to reduce surprises that lead to cancelled contracts and to boost buyer confidence. Industry reporting shows more agents now recommend them to prevent failed deals, according to Realtor Magazine’s coverage of pre‑listing inspections.

Timing and budget basics

Schedule your pre‑inspection several weeks to a couple of months before listing so you have time for estimates and repairs. If larger projects are likely, start earlier. A standard home inspection typically costs a few hundred dollars depending on size and age. Many Snohomish sellers also add a sewer scope. A sewer camera inspection commonly runs in the low hundreds; see typical ranges in this sewer scope cost guide.

Washington disclosures you must know

Washington requires you to deliver the state Seller Disclosure Statement to buyers within the statutory timelines. The law sets the format and gives buyers a rescission period unless waived. Review the requirements in RCW 64.06.

If your home was built before 1978, federal rules require lead‑based paint disclosures. You must provide the EPA/HUD pamphlet, disclose known information, include a warning statement, and allow time for testing or waiver. See the EPA’s lead disclosure rule for details.

Permits and local process in Snohomish

Unpermitted work often draws scrutiny at sale. Gather records for past projects and any final inspection approvals. For county properties, review the Snohomish County residential permits and inspections page. If your home is inside city limits, check the City of Snohomish building inspections page for permit history and scheduling.

What inspectors flag in Snohomish

Our marine‑west climate means moisture and water management are frequent themes in inspection reports. Common findings include:

• Grading and drainage. Blocked gutters and short downspouts that dump water near the foundation lead to damp crawlspaces and wood rot. These fixes are often simple and high‑impact.
• Roof wear and flashing. Moss, worn shingles, and failing step flashing are common in wet seasons and can be deal‑breakers if ignored.
• Crawlspace moisture. Inadequate ventilation or vapor barriers can show up as chronic dampness and mold potential.
• Electrical safety items. Double‑tapped breakers, missing GFCI/AFCI protection, and DIY wiring are typical safety flags.
• Aging mechanicals. Old furnaces and water heaters often trigger replacement requests.
• Deck ledgers and exterior rot. Wet‑climate exposure accelerates wood decay and can create safety hazards.
• Plumbing and sewer laterals. Active leaks and root intrusion in older laterals are common and can be expensive.

These patterns align with national inspection trends. See a breakdown of frequent issues in this analysis of home inspection findings.

Radon levels in Snohomish County generally test on the lower end regionally, but results vary house‑to‑house. If you want to remove doubt early, consider testing. The EPA’s county classifications and context are summarized in the EPA radon zone documentation.

Your pre‑inspection playbook

Decide if you should pre‑inspect

You benefit most if your home is older, has deferred maintenance, or you want to control repair timing and costs. If your home is newer with recent warranties, you may opt to skip it. Ask your listing advisor to weigh the market and your goals.

Book licensed pros

Hire a Washington Department of Licensing licensed inspector for credibility and consistent standards. You can verify licensing on the WA DOL home inspector page. Add specialty tests as needed, such as a sewer scope. Radon testing is optional in our area but can be helpful if you want to avoid later questions.

Follow a 6–12 week timeline

• 6–12 weeks out:
  • Order a full home inspection and any add‑ons like sewer scope or chimney check.
  • Review the report and request written estimates for notable items.
• 2–4 weeks out:
  • Complete high‑value, low‑cost fixes. Focus on safety and water management.
  • Collect permits, final inspection records, and maintenance receipts for your disclosure packet.
• Listing week:
  • Share your pre‑inspection report with buyers if strategic and list completed repairs with invoices.

Quick‑fix checklist sellers love

• Safety and function: test smoke and CO detectors, secure handrails, replace cracked outlet covers, add GFCIs where required, fix minor leaks.
• Water control: clean gutters, add downspout extensions, trim vegetation off siding and roof, regrade low spots that slope toward the foundation if simple.
• Mechanical care: replace HVAC filters and gather service records.
• Finish details: repair small drywall patches and stains from past, resolved leaks, and keep proof of the prior fix.

Repair, credit, or disclose

• Repair before listing if the item is a visible safety hazard, has modest cost with big buyer impact, or affects showability.
• Offer a credit or price adjustment when repairs are large or disruptive to complete during marketing and you prefer to let the buyer manage them.
• Disclose and explain known defects if you are selling as‑is or do not plan to repair. Washington’s statutory disclosure still applies. See RCW 64.06 for your obligations.

What to document for buyers

• Pre‑inspection report and any re‑inspection notes.
• Repair invoices, contractor warranties, and photos.
• Permit records and final approvals for past work.
• Maintenance and utility records, including furnace service and any septic servicing.
• Environmental testing results and mitigation documentation if done.

Make your listing buyer‑ready

A thoughtful pre‑inspection sets a transparent tone and keeps you in control of timing, scope, and budget. It also gives buyers confidence that the home has been cared for and that you have nothing to hide. If you want a Snohomish‑specific plan and contractor referrals, connect with Becca Locke for a calm, step‑by‑step path to market.

FAQs

What is a pre‑listing inspection and who pays?

• A pre‑listing inspection is a full home inspection ordered by the seller before listing; sellers typically pay and then choose to repair, disclose, price accordingly, or offer credits.

How far in advance should Snohomish sellers schedule a pre‑inspection?

• Aim for 6–12 weeks before listing so you can gather estimates, complete high‑impact fixes, and organize permits and records.

Do Washington sellers have to share the pre‑inspection report with buyers?

• You choose whether to share the report, but you must complete Washington’s statutory disclosure and disclose known defects as required by RCW 64.06.

Should Snohomish sellers test for radon before listing?

• County averages are generally low, but radon is house‑specific; testing can remove doubt early if you want to avoid later requests or lender conditions, per the EPA’s radon guidance.

Is a sewer scope worth it for older Snohomish homes?

• Yes, because root intrusion and aged laterals are common; a scope is a relatively low‑cost add‑on compared to potential repair bills, as shown in typical sewer scope cost ranges.