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If you are buying a home, an inspection could reveal problems you never would have noticed. An inspection can require the seller to fix what needs fixing before you buy the home. You could also find issues that make you decide not to buy. If you're a seller, an inspection can help you find problems before you put the house on the market, letting you make the repairs without wrangling over the cost with a potential buyer. Learn why you should get an inspection before selling your home.


A typical home inspection covers all major mechanical systems, structural integrity and cosmetic features this includes:


  • Heating & cooling systems
  • Electrical
  • Plumbing
  • Interior and exterior
  • Garages
  • Slabs
  • Baths
  • Kitchen- which includes cabinets, counters, sinks, faucets, garbage disposals and built-in appliances
  • Exterior walls
  • Parapets, trim
  • Chimney
  • Foundation
  • Basement and crawl space


*Pest Inspections are typically conducted as a separate fee but are conducted the same day if requested.

Inspectors examine the attic and roof to assess the insulation, ventilation, framing, roof surface, flashing, penetrations, drainage, overhangs, gutters and downspouts.

Home Inspections range from $400-$600 and Sewer Scopes a bit less ranging from $250-$400 depending
on size of the home and the company. Home inspection should take approx. 2 hours or more, depending on the complexity of the job.





The inspector performs an initial site evaluation. Then the inspector takes you on a tour to point out the assets as well as any potential problems. Pay attention, watch, ask questions and learn. A thorough inspection can find problems related to water entry, roof leaks, insect infestation, unsafe wiring, failed septic systems, poor plumbing, wet basements, mold and mildew, and safety hazards.


At the end of the inspection, you receive a written report detailing all the findings. The report should contain photographs and descriptions of any damage or defects found during the inspection as well as details on the location of damage. Pictures help you understand the scope and location of the damage, and visual proof makes it easier to get repair estimates.


So how can an inspector have expertise in so many different things? The simple answer is: Some don't. That's why it's important to check an inspector's background and references. 


Most home inspections are thorough, but even the best inspectors might not catch everything. The condition of the home is the 'snapshot' of that day. The home inspector is not going to find every possible thing wrong or that could go wrong. That's an unrealistic expectation.





Look for an inspector before you shop for a home. If you choose a home first, time is critical and you may feel pressured to pick the first inspector you meet.


  • Ask friends and family for recommendations or look up a list of local inspectors on the American Society of Home Inspectors website, (Ashi Website) Interview inspectors, ask about their backgrounds, the length of time they've been in the business, number of inspections they've performed and type of report they provide.
  • Look for an inspector with a broad knowledge of a home's systems and structures, not just a specialized person; such as a plumber or electrician.
  • Make sure your inspector is objective, independent and does not have any affiliation with the real estate agency selling the home.
  • Choose an inspector who carries errors and omissions insurance.
  • Take the time to speak with several inspectors and have confidence in their skills and demeanor.
  • Be sure your inspector is familiar with the particular type of house you're considering. Homes of different ages, designs and materials each have special risks and offer special signs, symptoms and clues to hidden damage.
  • Choose an inspector who can deliver a completed report with plenty of time for review. 
  • Request an electronic copy so you can email it to friends and family.


Coastline Home Inspections Rob Renfro 425-330-4140

[email protected]

Amerispec Inspections Lisa McIntosh 253-839-7222

[email protected]





  • Home Inspections range from $400-$600 and Sewer Scopes a bit less ranging from $250-$400 depending on size of the home and the company. Call around and interview them to make sure you find the best service and price for you. 
  • Home Inspections will take on  average 2-3 hours (also depending on  the size of home and inspector). It is important for you to be at the inspection so you know what is going  on with the home first-hand and can ask questions.
  • Our preferred list consists of inspectors we have a successful working history with. They are seasoned professionals, have extensive knowledge, and are honest, efficient, timely, respectful, thoughtful.
Sewer Inspector Mike Shafer 253-370-2505

[email protected]

Emerald Sewer Inspection Anthony Cuaresma 206-619-6626

[email protected]





  • Sewer Scopes take about an hour,  and most will provide a video of the scope as their report.  Oftentimes, depending on where the cleanout is located, you don’t have to be there unless you want to. 
  • Our preferred list consists of inspectors we have a successful working history with. They are seasoned professionals, have extensive knowledge, and are honest, efficient, timely, respectful, thoughtful.

A pest inspection generally focuses on wood-destroying insects. An inspector may discuss the following if found & give suggestions.

Recommended company: Bulwark Pest Control



Only a few varieties of cockroaches are able to infest homes in the United States, but these pests spread disease, smell bad, and are tricky to kill.



Mice and Rats are on the hunt for a food supply and can contaminate up to 10 times more food than they actually eat. If they do get in, they can spread disease and even bite family members, so rodent pest control is a top priority.



Termite damage is extensive, causing at least five times more destruction than house fires in a single year. A termite infestation is serious and must be dealt with quickly by a professional.



Powder-post beetles are a group made up of several species of wood-boring insects that get their name from their ability to turn the inside of a piece of wood into powder. Commonly confused with carpenter ants and termites, powder post beetles are thought by some researchers to be the second leading cause of insect damage to homes in America.



Ants are extremely stubborn and difficult to get rid of. Carpenter ants are more dangerous to the structure of your home and can be even more challenging to eradicate.  Our inspection will show the presence of these little red pests or put your mind at ease, knowing they are not in your home.



Both of these critters can enter your home via your pets, so you will especially benefit from our Pest Inspection if you have a family dog or cat.  For more information on pest control involving your pets, contact your veterinarian 
for flea treatments.



Most spiders are harmless, but a very small percentage are poisonous, like the brown recluse and the black widow.  
We definitely want to inspect for these scary arachnids before the homeowner takes possession of the house.



Silverfish can do extensive damage to books and clothing. The best means for getting rid of silverfish is to catch them.

Get fronted for the cost of home improvement services with no interest — ever.


Compass Concierge is the hassle-free way to sell your home faster and for a higher price with services like staging, flooring, painting, and more.


Learn how Elinor Dofredo can help sell your home faster and for a higher price with Concierge.

📧 [email protected]

📞 206.478.6989








How it works
  1. You and your agent work together to decide which services can increase your home’s value the most and set an estimated budget for the work. 

  2. When you're ready to start, your Compass agent will be by your side as you engage vendors and commission work. 

  3. Once the transformation is complete, your home will go on the market.  

  4. You'll pay for the services when one of the following happens — your home sells, you terminate your listing agreement with Compass, or 12 months pass from your Concierge start date.



Lars Neste


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Drayna Law Paul Drayna


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Academy Mortgage

Danny Meier


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Churchill Mortgage Leanne Truong


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Homebridge Financial Services Michael Gikas


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NFM Lending Mike Colagrassi


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Cross Country Mortgage Paul Johnson & Johnson Team


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Home Trust Loans Alex Louie


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Columbia Mortgage Caleb Knox


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Legacy Group Capital Eric McNamee


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Mortgage Solutions Financial

Kristin Roy | Team Vian & Roy


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NEXA Mortgage Kam Sahota Middleton 206-733-0747

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Paul & Cindy Scobee Team Scobee (206) 455-0995

[email protected], [email protected], [email protected]




1031 Services

Katie Kelley


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IPX 1031 Kyle Williams


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Asset Preservation Inc Annamarie Kooning


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Mcferrin Law Group Edward McFerran 253-471-1200

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First American Adrienne Salyer 480-202-839

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Exchange Resource Group, LLC Dave Foster 850-889-1031

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Action Jackson

Don Jackson


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Guayllas Cleaning Services Ana


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Pure Clean Carpet Clean Benjamin Surdi


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CYC Mechanical Christopher Young 206-861-4836

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Dirt Cheap Sewer Collin King 206-641-1932

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Copperworks Plumbing James Duffield 206-914-2085

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Emerald City Sewer Wayne Bullchild

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Expert Electric Bradly Leff

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Beacon Hill Glass Moses Tablit

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Blueline HVAC Michael Rayborn

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Cosmopolitan Hoarder Mark Caton

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Greenlake Sewer Charles "Chuck" Link

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Isac Construction Isac Miguel Pablo Marin

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Let it Reign LLC Doug Elmquist

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Uncluttered Linda Deppa

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Luli Cleaning Luli B.

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Malibu Construction & Paint LLC James Alben

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Brennan Heating & AC Kim Sieving

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Happy Haulers Hannah Hunt

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Northwest Healing and Intuitive Arts Michelle McKinney

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Nicole Kincaid Energy Clearing & Stuffology Nicole Kincaid

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Attic Projects Adam Goldman

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Blooma Tree Experts Josiah McCauley

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People Helping People Moving Rodney Terry

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Priscila's Cleaning Services Priscila

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Full Deck Company Ron Hendry

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Rush Plumbing Robert Craul

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Axis Roof & Gutters Susan

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Sparkler Brand Windows Ben Randolph

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Tanks By Dallas Von Dallas Gigrich

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Grow Painting LLC Wilfredo Galindo

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Click here to gain access to the Seller’s Guide:



Click here to gain access to the Buyer’s Guide:


When Realtors talk about staging your home, they're referring to a method of decorating your home that is designed to showcase its best assets, impress buyers, and sell it quickly. In a NAR 2017 survey, 29% of sellers agents said the sales price for staged homes were between 1% and 5% higher than un-staged homes. Staged homes sell faster, 39% of sellers agents reported that staging a home reduces days on the market. 77% of them say it is easier for people to visualize a staged home as their own.



Relative to the amount of time and money involved, staging may be one of the most lucrative projects you ever undertake. Potential buyers aren't just looking for a structure to inhabit, they're also looking for a way to fulfill their dreams and improve their lifestyles. Staging can create a more emotional purchase for the buyer, which ultimately can generate more money for the seller. Buyers don't want to see work that needs to be done upon moving into the home. For every problem they see, they’ll deduct its cost from their offering price. If they see too many problems, they may pass on buying the home completely.



While there are plenty of room-specific staging tips, if you're on a limited budget, it's best to focus on big-picture improvements and on the areas that will make the biggest difference in your home's selling price.The exterior and the entryway are an important point of focus because they can heavily impact a buyer's first impression.The living room, kitchen, all bathrooms, the master bedroom, and outdoor living space, such as a back patio, are also important.



The most essential task when staging a house involves purging and deep cleaning, an empty-as-possible house looks bigger. Remove knick-knacks and personal items from all surfaces. Don’t just put them in closets; potential buyers usually look in those, and you want yours to appear roomy. Box up spare belongings and get them out of the house.



In the kitchen, many potential buyers are looking for new appliances that come with the home. If you can't purchase new appliances, make sure the ones you have are spotless. Make sure your bathroom sparkles, from the corners of the tub, to the sink drain, to that spot behind the toilet you don't think anyone can see. Your goal should be to make everything look new.



Buyers need to be able to envision themselves in your home, so remove all the family photos, refrigerator art, put away all the toys and anything else that is highly personal or evocative of the home's current inhabitants.



Pets, kids, cooked food, a moist bathroom, smoking, your sink, trash and many other conditions can make your home smell. You are immune to your home's aromas, ask a friend or neighbor to get their opinion. Air out the entire house by opening the windows air fresheners or scented candles can trigger allergies, and you don’t want prospective buyers feeling itchy.
If you have pets, wash everything they touch. Consider hiring a professional.



Make sure that each room has a single, defined purpose. And make sure that every space within each room has a purpose. This will help buyers see how to maximize the home's square footage. A finished basement can become an entertainment room, and a junk room can be transformed into a guest bedroom. Even if the buyer doesn't want to use the room for the same purpose, the important thing is for them to see that every inch of the home is usable space. This includes alcoves, window seats, corners, breakfast nooks, etc.



Take advantage of your home's natural light. Open all curtains and blinds when showing your home. Add supplemental lighting where necessary. Outdated or broken light fixtures can be cheaply and easily replaced. If you think your existing fixtures are fine, make sure to dust them including light bulbs and clean off any grime. Play with different color temperatures of lighting, the whiter the light, the more it looks like daylight. 



Take advantage of your home's natural light. Open all curtains and blinds when showing your home. Add supplemental lighting where necessary. Outdated or broken light fixtures can be cheaply and easily replaced. If you think your existing fixtures are fine, make sure to dust them including light bulbs and clean off any grime. Play with different color temperatures of lighting, the whiter the light, the more it looks like daylight.



Make sure furniture is the right size for the room, and don't clutter a room with too much of it.

A good rule of thumb is to remove about half your furniture. Furniture that's too big will make a room look small, too little or too small furniture can make a space feel cold. Don't use cheap furniture, either. You don't have to pay a lot of money to switch out your existing furniture. (You may even be able to rent the furniture you stage your home with). Either way, make sure the furniture looks nice, new, and inviting. You'll also want to arrange the furniture in a way that makes each room feel spacious and homey.

​​​​​​​The NAR survey found the living room is the most crucial space to stage, next comes the master bedroom, followed by the kitchen. Your last priority can be any extra bedrooms.



Cracks in the walls or ceiling are red flags to buyers because they may indicate foundation problems. If your home does have foundation problems, you will need to either fix them or alert  potential buyers to them; fixing any foundation problems would be better in terms of getting the home sold. If the foundation only looks bad but has been deemed sound by an inspector, repair the cracks so you don't scare off buyers.



Your home's exterior will be the potential buyer's first impression. It may even determine their interest in viewing the inside. Make sure your lawn, hedges, trees, and other plants are well-maintained, and neatly pruned and eliminate any weeds. Make sure the sidewalk leading up to the house is clear and clean. To brighten windows, wash them well, and consider adding flower boxes or add potted plants on your front stoop.Power wash your home's exterior can make it look almost freshly painted but with less effort and expense. If you have a pool, showcase it by making sure it's crystal clear. 



Just before any open house or showing, make sure that your staging efforts have the maximum impact with a few last-minute touches that will make the home seem warm and inviting. These include putting fresh flowers in vases, letting fresh air into the house for at least ten minutes beforehand so it isn't stuffy, and putting new, plush, nicely folded towels in the bathrooms and closing the toilet lids.



Even if you have plenty of cash, don't put too much money into the staging process. You want to emphasize the home's best features, but keep in mind that what sells the home and what will make the home usable for the buyer are not necessarily the same thing. Overall, to get the most bang for your buck, your home staging efforts should be designed to appeal to the widest  possible range of buyers. The more people willing to submit purchase offers for your home, the higher the selling price will be.



A capital gain occurs when you sell an asset for a price higher than its basis. If you hold an investment for more than a year before selling, your profit is considered a long-term gain and is taxed at a lower rate. Investments held for less than a year are taxed at the higher, short-term capital gain rate.




Head of Household

Married filing jointly

Married filing separately


Up to $40,400

Up to $54, 100

Up to $80, 800

Up to $40,400


$40,401 to $445,850

$54,101 to $473,750

$80,801 to $501,600

$40,401 to $250,800


You're only liable to pay CGT on any property that isn't your primary place of residence - i.e. your main home where you have lived for at least 2 years.

What is the real estate excise tax?

Real estate excise tax (REET) is a tax on the sale of real property. All sales of real property in the state are subject to REET unless a specific exemption is claimed. The seller of the property typically pays the real estate excise tax, although the buyer is liable for the tax if it is not paid. Unpaid tax can become a lien on the transferred property.

REET also applies to transfers of controlling interest (50% or more) in entities that own real property in the state.

What are the funds used for?

Beginning Jan. 1, 2020 through June 30, 2023, 1.3% of the state tax collected by counties is retained to cover administration costs.


Of the net proceeds to the state:


  • 1.7% goes to the public works assistance account.
  • 1.4% goes to the city-county assistance account.
  • 79.4% goes to the general fund.
  • Remaining amount goes into the educational legacy trust account.