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

King County

Seattle Home Inspections — Experience That Shows

Seattle's housing market is one of the most competitive and high-value in the country. With that comes homes of enormous variety — from century-old Craftsman bungalows in Columbia City and Ballard to mid-century ranchers in West Seattle to modern construction throughout South Lake Union and Capitol Hill.

Bryan D. Mize has inspected thousands of Seattle-area homes across every neighborhood and era of construction. He knows the electrical issues common in pre-war Seattle homes, the moisture patterns in hillside properties, and the specific challenges of Seattle's clay soils and steep lots.

That depth of experience — combined with the CMI designation, — means nothing gets missed.

What We Inspect

Every Seattle 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

• Pre-1940 wiring — knob-and-tube and early aluminum panels common in older Seattle neighborhoods
• Seattle's clay soils — foundation movement and drainage issues are prevalent across steep lots
• Moisture and mold — Seattle's marine climate accelerates deterioration in crawlspaces and attics
• Sewer lines — Seattle has extensive old clay and concrete sewer infrastructure requiring scoping
• Seismic considerations — homes built before 1980 may lack adequate lateral bracing

Pricing & Scheduling

Home Inspection Cost in Seattle

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 Seattle home:

Recent Real Inspection

A West Seattle Inspection — When "Newly Renovated" Hides the Real Story

Some of the most concerning findings come from homes that look freshly renovated. This West Seattle inspection illustrated why. Beneath the new paint and updated fixtures, Bryan found vermiculite insulation in the attic — a material widely associated with asbestos contamination from the Libby, Montana mine — along with an oil furnace at the end of its design life, an unlined masonry chimney with failing mortar and step cracking, evidence of a previously buried oil tank in addition to the active above-ground tank, knob-and-tube wiring still in service, and missing window sash weights creating "guillotine window" hazards. The exterior range hood vented to the roof but the interior hood was set up to recirculate. A renovation is not a remediation — and a thorough inspection is the only way to tell the difference.