You spot a new Kendall Yards listing and know it will draw a crowd. Do you pay for a pre-inspection before you write, or waive the inspection to compete? It is a high-stakes choice, and it can decide whether you win the home or inherit costly surprises.
In this guide, you’ll learn the tradeoffs between pre-inspections and waiving, how lender rules affect your options, and practical offer structures that keep you competitive without being reckless. You will also get a simple decision checklist tailored to Kendall Yards’ unique mix of newer builds, townhomes, and condos. Let’s dive in.
Why Kendall Yards offers are competitive
Kendall Yards is a modern, mixed-use neighborhood along the north bank of the Spokane River near downtown Spokane. Homes here include newer single-family houses, townhomes, and condos. Inventory can be tight compared to demand, so multiple offers and fast timelines are common.
Because sellers in Washington must provide a written disclosure of known material defects, you can learn a lot before you write. Still, disclosures are not a substitute for inspections. You should weigh your protection against how strong your offer needs to be in a competitive setting like Kendall Yards.
Pre-inspection: what it is
A pre-inspection happens before you submit an offer, or immediately after acceptance with pre-arranged access. You hire a professional inspector to evaluate the property so you write with your eyes open.
Pros
- You remove uncertainty and can tailor your offer to what you learned.
- Your offer looks stronger because you are not asking for broad inspection rights later.
- You can identify major issues that might need a specialist, like a sewer scope or roof evaluation.
Cons
- You pay inspection costs up front, even if you do not get the house.
- You need seller permission for access, which is not always granted on occupied homes.
- Scheduling can be tough on short timelines.
Local notes for condos and townhomes
In Kendall Yards, many homes are part of an HOA. Along with a unit inspection, review the HOA documents, reserve study, meeting minutes, and any mention of building envelope, roof, or siding projects. A pre-offer document review, paired with an informational inspection, can help you move quickly while understanding shared system risks.
Standard inspection contingency
With a standard contingency, you get a set period after mutual acceptance to inspect and either accept, negotiate repairs or credits, or cancel. In Spokane, a typical window can be about 5 to 10 business days, though exact timelines vary and depend on local practice.
When it works
- You want full protection while you investigate the property.
- The home has unknowns or visible concerns.
- The seller is not facing a tight multiple-offer deadline.
Common tweaks in Spokane
- Shortened inspection periods of 3 to 4 days to stay competitive.
- Limited-scope inspections focused on structure, roof, major systems, or sewer.
- Objective criteria that define what counts as a material issue, which reduces post-inspection disputes.
Waiving the inspection
When you waive the inspection contingency, you remove your contract right to ask for repairs or cancel due to findings. Some buyers still complete an “informational only” inspection at their cost, but agree to take the property as-is.
Pros
- Your offer becomes more attractive in a bidding war.
- You reduce uncertainty for the seller, which can help you win.
Cons
- You accept the risk of undiscovered defects and future repair costs.
- If you are using financing, the appraisal and lender-required repairs can still trigger work or delays.
- Insurability and future resale can be affected if major issues appear later.
When it may fit
- You are a cash buyer or have strong reserves and high risk tolerance.
- You have done robust due diligence up front, such as reviewing disclosures, permits, and exterior conditions.
- You completed a pre-inspection with seller permission.
Decision factors to weigh
Use these questions to decide how bold to be.
Property factors
- Age and construction. Newer Kendall Yards homes can carry lower, but not zero, risk. Older homes or unique construction call for full inspections.
- Visible condition. Stains, cracks, or signs of deferred maintenance are a cue to keep protections in place.
- Property type. With condos and townhomes, look beyond the unit. Review HOA financials, reserve study, and minutes for any large common-area projects or potential special assessments.
- Site and environment. Proximity to the Spokane River makes flood zone status and drainage important. Kendall Yards is a redevelopment area, so confirm sewer connections, any relevant environmental records, and municipal permits for recent work.
Buyer and financing profile
- Cash versus financing. Cash gives you more flexibility to waive, but you still assume repair risk.
- FHA and VA, and some conventional loans, have minimum property condition standards. If the appraiser flags issues, repairs might be required even if you waived inspection.
- Risk tolerance and reserves. If you have little budget for surprises, protect yourself with a contingency or a limited-scope approach.
Market dynamics and seller goals
- When multiple offers are likely, tightening the inspection window or limiting scope can strengthen your position without going fully unprotected.
- Some sellers prioritize speed and certainty. Others want fewer post-contract disputes. Shape your inspection plan to match those preferences when possible.
Protective offer structures you can use
Here are practical ways to balance strength and safety. Exact language should use standard local forms and be reviewed with your agent.
- Full inspection contingency. Keep the standard period and full rights to negotiate or cancel. Best when there are unknowns or visible issues.
- Shortened period. Keep your rights, but compress the timeline to 3 or 4 days. Works if you can schedule inspectors quickly.
- Limited-scope contingency. Focus only on major systems, structure, roof, or sewer. Accept cosmetic items as-is to reduce friction.
- Informational-only inspection. Gather information, but agree not to request repairs or cancel solely due to findings. You assume the risk and costs.
- Repair cost cap or threshold. Agree that the seller addresses items up to a set dollar amount. Above that, you can cancel or proceed.
- Escrow holdback for repairs. If a repair cannot happen before closing, set aside funds to finish after closing.
- Objective criteria. Define specific, measurable defects that allow termination, like active roof leaks or structural failure. This reduces gray areas.
Practical buyer timeline in Kendall Yards
Use this simple sequence to stay ahead of the market.
Pre-offer
- Review the seller disclosure and MLS details.
- For HOAs, request documents and the reserve study.
- Drive by and walk the exterior to spot obvious issues.
- If permitted, schedule a pre-offer inspection or line up a fast post-acceptance slot.
Writing the offer
- Decide your inspection structure: full, shortened, limited, informational, or waived.
- If you waive, consider other concessions like higher earnest money or price.
- Set a clear inspection window and, if used, objective thresholds.
After acceptance
- Book your inspector and any specialists immediately.
- Review reports, prioritize issues, and follow the contract process for requests or cancellation within the window.
Closing
- Confirm estimates and timelines for any required repairs.
- If using an escrow holdback, document the scope and funding in an addendum.
After closing
- Keep your inspection reports for future maintenance and resale disclosures.
- Address larger items early to prevent escalation.
Specialized inspections to consider
Depending on what you see and the property type, you might add:
- Sewer line camera, especially where trees or older lines exist.
- Roof, exterior, and drainage evaluations.
- Foundation or structural review if you see cracks or settling.
- HVAC, electrical, and plumbing checks.
- Pest and wood-destroying organism inspection where applicable.
- Environmental testing, like radon or asbestos, based on age and site history.
- HOA-focused review for condos and townhomes, including building envelope and reserve strength.
Simple scenarios: choose your path
Use these real-world profiles to pick a smart approach.
Newer Kendall Yards townhome with clean disclosures and no visible issues
- Strategy: Shortened inspection period of 48 to 72 hours with limited scope to major systems and structure. You keep an exit for big-ticket surprises while staying competitive.
Condo with active HOA projects and limited reserves
- Strategy: Pre-offer HOA document review plus an informational inspection. Pair with an escrow holdback or a repair cost cap if specific items are identified.
Bidding war on a highly updated single-family home
- Strategy: If seller allows access, complete a pre-inspection and offer with no inspection contingency. If not, consider informational-only with objective criteria for life-safety or structural failures.
Older home or unique construction with visible concerns
- Strategy: Full inspection contingency with a tight, but workable, timeline. Add specialist scopes like sewer and structural.
Final take
In Kendall Yards, you often need to move fast and write clean, but you do not need to fly blind. Pre-inspections reduce risk and build confidence. Waiving can win in a crowd, but it shifts future costs to you. Many buyers land in the middle: a shortened or limited-scope contingency, objective criteria, or an escrow holdback for known issues.
If you want a tailored plan for your budget, loan type, and the specific property, connect with a local, construction-savvy advisor who knows Kendall Yards inventory and HOA dynamics. For personalized guidance, reach out to Kristin Vanos to map the right offer strategy for your next move.
FAQs
What is a pre-inspection in Spokane real estate?
- A pre-inspection is a buyer-paid inspection completed before or immediately after offer acceptance so you can write with informed terms and fewer unknowns.
Does waiving inspection remove all protections if I have a loan?
- No. Lender appraisals and program rules can still require repairs or deny the loan if the property does not meet minimum standards.
How long is a typical inspection period in Spokane?
- Timelines vary by market conditions, but a common window is about 5 to 10 business days, with competitive offers sometimes using 3 to 4 days.
What should condo and townhome buyers review besides the unit?
- Review HOA financials, reserve study, meeting minutes, and any notes on building envelope, roof, siding, or pending assessments.
When is waiving inspection most appropriate?
- It is most prudent for cash buyers or those with strong reserves who have completed robust pre-offer due diligence or a pre-inspection.
What inspections matter most near the Spokane River?
- Confirm flood zone status and drainage, and consider sewer and environmental checks based on property history and site conditions.
