Washington Home Inspector Licensing
Washington has required home inspector licensing since 2008. The licensing ensures minimum competency standards across the state.
Education Requirements
Prospective home inspectors must complete 120 hours of approved classroom education covering:
- Structural systems and foundations
- Exterior components and roofing
- Plumbing systems
- Electrical systems
- Heating and cooling systems
- Interior components
- Insulation and ventilation
- Standards of practice and report writing
Additionally, candidates must complete 40 hours of field training under a licensed inspector.
Examination and Licensing
After completing education, candidates must pass the National Home Inspector Examination (NHIE) and a Washington-specific exam. The license requires renewal every two years with 24 hours of continuing education per cycle.
Verifying Inspector Credentials
Buyers can verify inspector licensing through the Washington DOL online license lookup. This confirms active license status, license number, and whether any disciplinary actions exist.
Washington Standards of Practice
Licensed Washington inspectors must follow the Washington State Home Inspectors Standards of Practice, which define inspection scope and methods.
Required Inspection Components
A standard Washington home inspection must evaluate:
- Foundation and structural components
- Exterior (siding, trim, windows, doors, decks)
- Roof covering and drainage
- Plumbing system and water heater
- Electrical service and distribution
- Heating and cooling equipment
- Interior surfaces and components
- Insulation and ventilation
- Fireplaces and chimneys
Scope Limitations
Standard inspections are visual and non-invasive. Inspectors are not required to: move personal belongings, enter unsafe spaces, operate systems that are shut down, or inspect concealed areas. These limitations must be documented in reports.
Seattle Building Code Considerations
Seattle's Department of Construction & Inspections (SDCI) administers building codes within city limits. While home inspectors evaluate current conditions rather than code compliance, understanding Seattle's code environment helps buyers interpret findings.
Seattle Municipal Code
Seattle modifies state building codes with local amendments addressing issues like seismic requirements, energy efficiency, and specific construction methods appropriate for the climate. Older homes may have been built to earlier codes that don't match current requirements.
Permit Requirements
Seattle requires permits for many renovations, electrical work, plumbing changes, and structural modifications. Buyers can research permit history through SDCI's online portal to verify whether previous work was properly permitted.
Side Sewer Responsibilities
In Seattle, property owners are responsible for the side sewer line connecting their home to the public main. This differs from some jurisdictions. The line's condition is the homeowner's problem, making sewer scope inspection particularly important.
Seller Disclosure Requirements
Washington requires sellers to provide a Seller Disclosure Statement (Form 17) covering known property conditions.
Disclosure Categories
The Washington disclosure form covers:
- Title and ownership issues
- Water supply and sewer system
- Structural components and foundation
- Roof condition and age
- Plumbing, electrical, and heating systems
- Environmental issues (lead, asbestos, underground tanks)
- Flooding and drainage problems
- Other conditions affecting the property
Disclosure Limitations
Sellers disclose known conditions—not necessarily conditions an inspection might reveal. "Unknown" or "don't know" responses are permitted and common. Inspection remains essential regardless of disclosure content.
Seattle-Specific Disclosures
For Seattle properties, look for disclosure of moisture or water intrusion history, crawlspace conditions, and landslide risk (relevant for hillside properties). These issues are common enough that sellers may have specific knowledge.
Specialized Inspections Common in Seattle
Several specialized inspections are particularly relevant for Seattle transactions.
Sewer Line Scope
Given Seattle's aging sewer infrastructure and owner responsibility for side sewers, camera inspection ($200-400) is increasingly standard. The inspection identifies root intrusion, bellies, and pipe deterioration before purchase.
Structural Engineering
For hillside properties, homes with foundation concerns, or historic buildings with significant movement, structural engineer evaluation ($400-600) provides expert assessment. This is particularly relevant for Queen Anne, Magnolia, and other hillside neighborhoods.
Oil Tank Search
Many older Seattle homes were heated with oil before natural gas conversion. Underground oil tanks that weren't properly decommissioned can create environmental liability. For homes that may have had oil heat, oil tank searches are recommended.
Pest/WDO Inspection
While Seattle has less termite pressure than some regions, carpenter ants, moisture ants, and wood-boring beetles cause damage. Pest inspection ($150-250) identifies active infestations and conducive conditions.
Selecting a Seattle Inspector
Beyond verifying state license, Seattle buyers should consider:
- Experience with Seattle building types (Craftsman bungalows, Tudors, mid-century)
- Familiarity with Seattle's moisture challenges
- Knowledge of hillside and drainage concerns
- Professional association membership (ASHI, InterNACHI)
- Errors and omissions insurance
- Sample report review for thoroughness
Seattle's climate and housing stock create unique inspection demands. Experience in the local market matters.