Inspection

Washington Inspection Contingency (NWMLS Form 35) ## The Inspection Contingency Framework NWMLS Form 35 (Inspection Addendum) is the standard vehicle for inspection contingencies in Washington residential transactions. Under Form 35, the buyer has a specified number of days (typically 10 business days, though the parties negotiate this) to complete all inspections they choose to conduct. Inspections may include: - General home inspection (structure, systems, roof) - Sewer scope inspection - Foundation/structural engineer inspection - Environmental testing (lead paint, asbestos, radon, oil tanks) - Pool/spa inspection - Any other specialty inspection the buyer elects ## Three Options After Inspection When the buyer receives inspection results, they have three choices: 1. Accept the property as-is — remove the inspection contingency and proceed to closing 2. Submit an Inspection Notice — identify specific defects and request that the seller repair, provide a credit, or reduce the price 3. Terminate the agreement — demand return of the earnest money The buyer's right to terminate during the inspection period is unconditional. The buyer does not need to identify specific defects to exercise this right — they may simply decide not to proceed. This is sometimes called the "free look" period. ## After the Buyer's Inspection Notice If the buyer submits an Inspection Notice requesting repairs or credits, the seller has three responses: 1. Agree to all requests 2. Counter with a different resolution (partial repairs, different credit amount) 3. Decline and offer the property as-is If the seller declines, the buyer must then choose: accept the property as-is or terminate and recover earnest money. This negotiation typically occurs within a short time window and requires prompt communication. ## "As-Is" Clauses "As-is" provisions in Washington…