📝 Optimized Inspection Services — Blog
How to Prepare for a Home Inspection — Buyer & Seller Guide
By Bryan D. Mize, CMI · Published 2026-04-15 · Optimized Inspection Services, LLC
By Bryan D. Mize, CMI · Published 2026-04-15 · Optimized Inspection Services, LLC
Buyers should attend the inspection, take notes, and bring a list of specific concerns. Sellers should provide access to all areas, replace burned-out bulbs, ensure utilities are on, and avoid over-cleaning in ways that could hide issues. The goal for both parties is a complete, accurate picture of the property's condition.
This is the most important thing a buyer can do. Walking through the property with the inspector — seeing findings in context, asking questions in real time — is far more valuable than reading the report alone afterward.
Plan for 2.5 to 4 hours depending on the size and age of the home. Bring comfortable shoes, a notepad, and a phone for photos of specific areas.
If you noticed anything during your walkthrough — a stain on the ceiling, a crack in the foundation, a door that didn't close properly — write it down and bring that list. A good inspector will address these specific concerns directly.
Some buyers arrive at the end of the inspection to hear a summary. Arriving at the beginning and following the inspector through the property is a much better use of your time. You will absorb far more by seeing issues firsthand than by reading about them later.
No question is too basic. Ask the inspector to explain what they are looking at, why something is concerning, how serious an issue is, and what remediation typically involves. A good inspector will answer honestly and in plain language.
Inspection reports can be detailed and take time to absorb. Read the full report — not just the summary — before your contingency deadline. If anything is unclear, call the inspector. Bryan D. Mize makes himself available to answer questions after every inspection.
Ensure the inspector can access the attic, crawlspace, electrical panel, water heater, furnace, and all rooms. Remove clutter from access hatches and utility areas. A blocked crawlspace access or locked room will be noted in the report — and will raise questions.
Inspectors test every light switch and outlet. A burned-out bulb that prevents a light from working will be noted as a potential wiring concern — even if the bulb is just burned out. Replace them all before the inspection.
Gas, electricity, and water must all be on and operational. The inspector needs to run appliances, test the HVAC, operate the water heater, and check plumbing throughout the home. Utilities turned off will prevent a complete inspection and will be noted.
This is important: do not attempt to conceal known defects — through fresh paint, new caulk over active leaks, or furniture placed to block problem areas. Experienced inspectors recognize these patterns. Concealing defects can also create legal liability after sale.
Instead, consider disclosing known issues upfront. Transparency builds trust with buyers and often leads to smoother transactions than surprises discovered during inspection.
A pre-listing inspection — getting your home inspected before you put it on the market — is one of the most effective things a seller can do in a competitive market. You identify issues in advance, have time to address them on your schedule, and can list with confidence knowing there are no major surprises waiting for the buyer's inspector.
Pre-inspected homes in Kitsap County and Greater Seattle consistently sell faster and with fewer transaction failures than homes without pre-inspection.
Optimized Inspection Services delivers detailed written reports with photographs within 24 hours — typically the same evening as the inspection. Reports are organized by area and color-coded: blue for maintenance items, red for concerns requiring attention.
After receiving the report, buyers typically have two paths: negotiate repairs or credits with the seller, or proceed with full knowledge of the property's condition. Either outcome is a good outcome — you have the information you need to make an informed decision.
Yes — buyers should absolutely attend. Seeing the property through an inspector's eyes, asking questions in real time, and understanding findings in context is far more valuable than reading the report afterward. Plan to be there for the full inspection.
This varies by situation. In most cases, sellers are requested to leave during the buyer's inspection — it allows the buyer to have open, candid conversations with the inspector. Check with your real estate agent about local norms and the specific terms of your purchase agreement.
Most single-family home inspections in Kitsap County take 2.5 to 4 hours. Older homes, larger homes, homes with crawlspaces requiring significant time, and properties with complex systems take longer. Bryan D. Mize does not cut corners to save time.
Serious findings give buyers options — negotiate a price reduction, request repairs before closing, ask for a credit at closing, or walk away if the inspection contingency is in place. The inspection does not automatically kill the deal; it gives you information to make the right decision for your situation.
CMI-certified home inspections in Kitsap County and Greater Seattle.