The Ultimate Guide to Home Inspection Before Buying

Buying a home is a major milestone, but it also comes with important responsibilities. One of the most crucial steps in the process is the home inspection. Whether you're a first-time buyer or a seasoned homeowner, understanding what to expect from a home inspection can help you make smarter, more informed decisions.

In Bellingham, WA, where the housing stock ranges from historic craftsman homes to modern new builds, a thorough inspection is vital. This guide will walk you through what a home inspection involves, what to look out for, and how it can protect you from costly surprises down the line.

A home inspection isn’t just a formality—it’s your opportunity to uncover problems before you commit.

An inspection provides an unbiased, professional assessment of a property's condition. From the foundation to the roof, a qualified inspector will evaluate the home's major systems and components. This step gives you a clearer picture of what you're buying and may even give you leverage during negotiations.

In a city like Bellingham, where rainfall is common and aging homes are prevalent in areas like Columbia or Lettered Streets, hidden issues like water intrusion, mold, or outdated wiring aren’t rare. An inspection gives you a chance to address those risks early.

Once you’ve made an offer and it’s been accepted, the home inspection typically takes place during the due diligence period. This timeframe is usually between 5 to 10 days and is spelled out in the purchase agreement.

The earlier you schedule the inspection, the more time you have to review the findings, request repairs, or reconsider your offer. In competitive markets like Bellingham’s, time is often limited, so act quickly once your offer is accepted.

A general home inspection covers the home’s structure and systems, not cosmetic issues. Inspectors are looking for functionality, safety, and signs of potential damage.

• Roof, flashing, and gutters
• Foundation, crawlspaces, and basements
• Attics and insulation
• Plumbing and water heaters
• Electrical systems and panels
• HVAC systems
• Windows, doors, and walls
• Appliances included in the sale
• Garage and exterior grading

Inspectors will also look for signs of pests, moisture issues, or hazardous materials, though specialized inspections may be needed for things like radon, asbestos, or septic systems.

Even newer homes in Bellingham aren’t immune to problems. The region's wet climate can lead to hidden mold, roof damage, and foundation cracks, particularly in homes located on sloped lots or near wooded areas. Older homes, particularly those built before the 1970s, may have outdated plumbing, knob-and-tube wiring, or insufficient insulation.

• Leaky basements or crawlspaces due to high water tables
• Siding rot on wood-clad exteriors
• Inadequate attic ventilation
• Worn-out HVAC components in homes with original systems

Understanding the local housing stock helps you interpret the inspector's findings in the right context—and avoid misjudging a manageable issue as a deal-breaker.

While home inspectors are thorough, there are limitations. They don’t move furniture, cut into walls, or inspect areas that are inaccessible. They also don’t offer repair estimates or guarantee future performance of any system.

If the inspector flags a concern (like evidence of termites or structural movement) they may recommend further evaluation by a specialist. This can lead to additional inspections, which you’ll need to schedule quickly to stay within your contract timeline.

Absolutely. Being present during the home inspection is one of the most valuable things you can do.

Walking through the home with the inspector allows you to ask questions in real time and get clarity on what’s urgent versus cosmetic. You'll also gain useful insights into how to maintain systems like the furnace or water heater, especially if you’re new to the area.

Your inspector will provide a detailed written report, but seeing the issues firsthand can help you better understand the scope and severity of each concern.

Once the report is in hand, you’ll have several options depending on what was found.

• Request repairs or replacements before closing
• Negotiate a credit toward your closing costs
• Ask the seller to lower the price
• Walk away from the deal if major issues arise

In Bellingham’s market, sellers may not be open to making every requested repair, but serious structural or safety concerns should always be addressed. Your agent can help you prioritize what to ask for and draft a request for repairs that’s appropriate and realistic.

Depending on the property, you may want to order additional inspections for peace of mind.

• Sewer scope (especially for older homes)
• Chimney inspection
• Septic system evaluation (for properties outside city limits)
• Radon or mold testing
• Well water analysis (if applicable)

Homes in more rural parts of Whatcom County or areas with private utilities may require extra diligence. Make sure you understand what’s typical for your specific location and property type.

Before the inspector arrives, make sure the home is accessible. If you’re the buyer, your agent will coordinate this with the seller. All utilities should be on, and spaces like attics, basements, and garages should be unlocked and easy to enter.

Bring a notebook, your contract, and any questions you may have. It’s also helpful to dress comfortably—expect to walk the property inside and out, sometimes in tight or unfinished spaces.

Julian & Company knows the ins and outs of buying real estate in Bellingham, WA. Whether you're searching for a craftsman bungalow, a downtown condo, or a quiet retreat in the county, their experienced team helps you navigate every step of the buying process—including the crucial inspection phase.

From recommending trusted local inspectors to negotiating smart repair terms, Julian & Company is committed to protecting your interests. Reach out today to find out how they can help you purchase with confidence and peace of mind.