Home Inspector in Edmonds, WA — Local Knowledge. CMI Certified.

Snohomish County

Edmonds Home Inspections — Waterfront Community Expertise

Edmonds' charm — its waterfront, arts scene, and small-town character — has made it one of the most desirable communities in Snohomish County. That same waterfront setting creates specific inspection considerations around moisture, marine climate effects on exterior components, and the age of the housing stock.

Edmonds has a significant inventory of older homes — particularly in the Bowl neighborhood near downtown — that frequently present aging electrical, plumbing, and roof systems requiring attention. Bryan D. Mize has inspected extensively throughout the Edmonds area and knows what to look for.

Also worth noting: the Kingston-Edmonds ferry connection means Bryan serves Kingston, Poulsbo, and all of North Kitsap County from this same area — one inspector for both communities.

What We Inspect

Every Edmonds Home Inspection Includes

A complete evaluation of every major system and component — with a detailed report delivered within 24 hours.

• Roof — condition, flashing, gutters, drainage, and remaining life
• Foundation & structure — settlement, cracking, moisture intrusion
• Crawlspace — vapor barrier, moisture, insulation, and pest evidence
• Attic — ventilation, insulation, sheathing, and leak evidence
• Electrical — panel, wiring, GFCI protection, and safety
• Plumbing — supply, drain, water heater, and fixtures
• HVAC — heating, cooling, ductwork, and condition
• Exterior — siding, windows, decks, drainage, and grading
• Interior — all rooms, walls, ceilings, floors, and windows

• Waterfront and near-water properties — elevated moisture exposure year-round
• Older Bowl neighborhood homes — aging electrical panels and plumbing systems
• Roof and exterior wear — the marine climate accelerates deterioration
• Deck and exterior wood — rot common in older Edmonds homes
• Sewer scope — strongly recommended for homes built before 1985

Pricing & Scheduling

Home Inspection Cost in Edmonds

Every inspection is quoted based on the specific property — square footage, age, and complexity all factor in. Here's what to expect for a typical Edmonds home:

Recent Real Inspection

A Recent Edmonds Home Inspection

This Edmonds inspection produced a focused but consequential finding list. Bryan flagged a gas furnace nearing the end of its useful design life (a budget-replacement item with potential safety implications if a heat exchanger develops a crack), a domestic hot-water scald hazard with the tank set at 133°F (above the WA state-mandated 120°F maximum), a marginal grounding system with only one ground rod present, and an electric panel so full that adding circuits — for an EV charger, for example — would require a service upgrade. Even a tidy, well-maintained home can have findings that meaningfully impact future ownership cost.