Should You Waive the Inspection Contingency? What Washington Buyers Need to Know in 2026

You've found a house you love in King or Snohomish County. You're ready to make an offer. Then your agent mentions that other buyers might waive the inspection contingency to make their offers more competitive.

Suddenly, you're facing a decision that feels like a test: Do you protect yourself or do you lose the house?

Here's the truth — waiving your inspection contingency isn't a sign of strength. It's a calculated risk. And in Washington State, where the law operates on a "buyer beware" standard, that risk is bigger than most people realize.

Let's break down what this contingency actually does, why you're feeling pressure to waive it, and how to make a competitive offer without gambling on a six-figure decision.

What Is an Inspection Contingency?

An inspection contingency is a clause in your purchase agreement that gives you the right to hire a professional inspector to evaluate the property's condition before you finalize the purchase.

In Washington, this contingency typically gives you 5 to 10 days to:

• Schedule and complete a home inspection
• Review the inspector's findings
• Decide how to move forward

If the inspection reveals significant problems, you have options. You can request repairs, negotiate a price reduction, ask for a credit toward closing costs, or walk away from the deal entirely — and get your earnest money back.

How It Protects Buyers in Washington State

The inspection contingency is your safety net. It ensures you're not buying a property blind.

Without it, you're committed to the purchase regardless of what you discover later. Foundation cracks, outdated electrical systems, roof damage, plumbing failures — none of it matters once you've waived this protection.

In Washington, that risk is compounded by the fact that this is a "buyer beware" state. We'll get into what that means in a moment, but the short version is this: if you don't catch a problem during your inspection period, you probably won't have legal recourse after closing.

Why Buyers Feel Pressure to Waive Inspections

Let's be clear about what's happening in the 2026 Washington market.

Inventory is up compared to the frenzy of 2020–2023, but competition is still real in desirable neighborhoods. Move-in-ready homes under $900K in areas like Redmond, Sammamish, Bothell, and parts of Snohomish County are still seeing multiple offers.

Sellers know this. And some agents encourage buyers to waive contingencies to make their offers stand out.

The Competitive Reality in King and Snohomish Counties

The pressure is highest when:

• The property is priced well and shows clean
• There are 3+ offers on the table
• Other buyers have already waived inspection or appraisal contingencies
• The seller has explicitly said they prefer "clean" offers

In that moment, it feels like waiving the contingency is the only way to win.

But here's what most agents won't tell you: plenty of homes still sell to buyers who kept their protections intact. The key is knowing how to structure your offer so it's competitive without being reckless.

The Real Risks of Waiving Your Inspection Contingency

When you waive the inspection contingency, you're not just skipping a formality. You're accepting full responsibility for whatever is wrong with the property — whether you know about it or not.

That includes:

• Structural damage
• Roof issues
• Electrical and plumbing problems
• Mold, water damage, and moisture intrusion
• Outdated or failing HVAC systems
• Pest infestations or wood rot
• Code violations

Even if the seller provided a disclosure statement, that document has limits.

Washington Is a "Buyer Beware" State

Here's what "buyer beware" means in practical terms:

If you buy a home and later discover a defect, you generally have no legal recourse against the seller unless they knowingly misrepresented the property's condition or failed to disclose a known material defect.

In other words, if the seller didn't know about a problem — or if they claim they didn't — you're on your own.

This makes the inspection contingency even more critical. It's your only real opportunity to uncover issues before you're legally bound to the purchase.

What the Seller Disclosure Statement Doesn't Tell You

Washington law requires sellers to complete Form 17, the Seller Disclosure Statement. It covers things like past repairs, known defects, and property history.

But here's the catch:

• Sellers only have to disclose what they know
• Many sellers genuinely don't know what's wrong with their home
• The disclosure can be waived entirely (and in competitive markets, it often is)
• Even with a disclosure, you have just three business days to review it and cancel the contract if you're not satisfied

The disclosure statement is a starting point, not a guarantee. A professional inspection is what actually tells you what you're buying.

When Waiving the Inspection Contingency Might Make Sense

I'm not going to tell you that waiving the contingency is always a bad idea. There are situations where the risk is lower.

But those situations are specific, and they're not as common as agents make them sound.

The Conditions That Lower Your Risk

Waiving the inspection contingency might be reasonable if:

• You've already done a pre-inspection. You hired an inspector before making your offer, so you know what you're dealing with.
• You have substantial cash reserves. You can afford to fix major problems without financial strain.
• The home is new construction or recently renovated. Even then, new homes have defects. A one-year builder warranty doesn't cover everything.
• You're buying the property as-is with a renovation plan. You're planning to gut it anyway, so the condition doesn't matter as much.
• You're experienced with real estate and understand the risk. You've owned multiple properties and know how to evaluate condition yourself.

If you don't meet most of these conditions, waiving the contingency is a gamble — not a strategy.

Better Alternatives to Waiving Your Protection

You don't have to choose between protecting yourself and making a competitive offer. There are smarter ways to stand out.

Pre-Inspection Strategies

One of the best moves you can make is to get a pre-inspection before you submit your offer.

Here's how it works:

• Schedule a home inspection during the showing period (with seller permission)
• Review the findings before making your offer
• Submit your offer with full knowledge of the property's condition
• Either waive the contingency (because you've already inspected) or include it but with confidence

This approach gives you protection without slowing down the seller's timeline. You've already done the work, so you're not asking them to wait.

Shortening the Inspection Timeline Instead

Another option is to keep the contingency but shorten the timeline.

Instead of the standard 10 days, offer to complete your inspection in 3 to 5 days.

This shows the seller you're serious and can move quickly, but you're not giving up your protection. You're just compressing the timeline.

Most inspectors can accommodate a faster schedule, especially if you line them up in advance.

How to Make a Competitive Offer Without Sacrificing Protection

Let's talk strategy.

If you're competing against other offers, here's how to make yours stand out without waiving the inspection contingency:

• Offer a strong earnest money deposit. This shows you're financially committed.
• Get fully pre-approved (not just pre-qualified). Sellers want to know your financing is solid.
• Shorten your contingency timelines. Move fast on inspection, appraisal, and financing.
• Write a clean offer. No unnecessary requests or seller concessions.
• Include a personal letter (if appropriate). This only works in certain situations, but it can help.
• Be flexible on closing dates. Match the seller's preferred timeline.

The point is this: there are multiple ways to make your offer attractive. Waiving the inspection contingency is just one option, and it's often not the one that wins.

Final Thoughts: Clarity Over Pressure

Buying a home is a long-term decision. The pressure you feel in the moment — the fear of losing the house, the urgency to compete — that fades.

What doesn't fade is the financial reality of a $30,000 roof replacement you didn't see coming. Or the mold remediation that your insurance won't cover. Or the foundation issue that makes the home impossible to sell later.

I'm not saying don't compete. I'm saying compete intelligently.

If you're working with an agent who pushes you to waive the contingency without explaining the risks or offering alternatives, that's a red flag. Your agent's job is to protect you, not just to close the deal.

Here's the bottom line: a good deal still makes sense five years from now. If waiving the contingency is the only way to get the house, you have to ask yourself whether that house is worth the risk.

Most of the time, it's not.

If you're navigating a competitive market in King or Snohomish County and want to talk through your options, let's have that conversation. No pressure. Just clarity.

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