Are you wondering why your lender needs an appraisal when you already plan to do an inspection? You are not alone. Many Sammamish buyers mix up these two steps, which can lead to timing stress and missed negotiation opportunities. In a competitive Eastside market, clarity helps you write a stronger offer and close with confidence. In this guide, you will learn what each process covers, how they work in Washington, what they cost in King County, and how to use contingencies to protect yourself. Let’s dive in.
Appraisal vs. inspection: what each does
What an appraisal is
An appraisal is a lender-ordered opinion of value that supports your mortgage. The appraiser compares recent local sales, looks at market trends, and considers size, location, and observable condition to deliver a reported value. The goal is to confirm a value that fits your loan-to-value requirements. Appraisals are not a defects checklist and they do not include invasive testing.
What a home inspection is
A home inspection is a buyer-ordered review of the home’s condition. Your inspector checks accessible systems and components like the roof, foundation, plumbing, electrical, HVAC, windows, and drainage. The written report flags material defects, safety concerns, maintenance items, and areas that need a specialist. The goal is to help you make an informed decision and negotiate repairs or credits when needed.
Key differences at a glance
- Purpose
- Appraisal: Determine market value for your lender and loan approval.
- Inspection: Identify condition issues so you can make sound choices and negotiate.
- Who orders and pays
- Appraisal: Ordered by your lender, typically paid by you as a loan cost.
- Inspection: Ordered and paid by you; you choose the inspector and scope.
- Scope
- Appraisal: Value-focused with limited condition observations. No destructive testing.
- Inspection: System-by-system review with photos and repair recommendations.
- Impact on your deal
- Appraisal: Can affect loan approval if value is below price or if safety issues arise.
- Inspection: Can lead to repair requests, credits, or cancellation within the contingency.
- Typical Sammamish costs
- Appraisal: About $450 to $900, higher for complex properties.
- Inspection: About $300 to $700, plus optional add-ons like a sewer scope.
- When they happen
- Inspection: Early in your contingency window, usually within the first week.
- Appraisal: After loan application begins, often in week two of a 30-day close.
Typical Sammamish timelines
Local purchase agreements in King County often aim for a 21 to 45 day closing. A 30-day target is common, depending on lender speed and terms you negotiate. Inspection windows are usually 5 to 10 business days, but can be shorter in a highly competitive moment.
Sample 30-day closing timeline
- Days 0 to 2: Offer is accepted, earnest money is deposited, inspection clock starts.
- Days 1 to 7: You complete the home inspection and any add-on inspections.
- Days 3 to 9: You submit repair or credit requests, then negotiate with the seller.
- Days 1 to 14: Your lender orders the appraisal; the appraiser visits and completes the report.
- Days 14 to 30: Underwriting clears loan conditions. You finalize closing if both inspection and appraisal are resolved.
What can delay things
Tight appraiser availability in King County can push turn times to two to three weeks. Complex properties or specialty inspections can add days. High competition can compress inspection windows, which puts pressure on scheduling. Planning ahead and pre-booking inspectors can help you stay on track.
Costs you can expect in King County
Pricing varies with property size, complexity, and inspector or appraiser availability. In the Sammamish area, expect the following typical ranges:
- Standard home inspection: about $300 to $700. Larger homes or outbuildings can cost more.
- Lender appraisal for a single-family home: about $450 to $900. High-value or unique properties may cost more.
- Specialty inspections: sewer scope, radon, pest, or a structural engineer can range from about $100 to $1,000 or more, depending on the service.
Budget for both the inspection and the appraisal before you make an offer. This helps you write with confidence and reduces surprises during escrow.
Likely outcomes and your options
After the inspection
- No major issues: You move forward and release the contingency.
- Minor or moderate items: You request repairs, ask for a closing credit, accept as-is, or target a few essentials. Many buyers focus on safety and big-ticket systems.
- Significant defects: You can negotiate a price reduction, require repairs, bring in specialists, or cancel within the contingency and recover your earnest money if your contract allows.
After the appraisal
- Value at or above price: Your lender proceeds with underwriting. If safety items appear, the lender may require repairs before closing.
- Value below price, also called a shortfall: You have several paths:
- Pay the difference in cash to keep your loan-to-value on track.
- Renegotiate the price with the seller.
- Ask your lender to reconsider based on new data, like better comparable sales.
- If an appraisal contingency applies, you may cancel and keep your earnest money per the contract.
- If you waived appraisal protections, you may need to cover the gap to close.
Contingencies that protect you
Inspection contingency basics
An inspection contingency sets a window for you to investigate the home and request remedies. In King County, 5 to 10 business days is common, though short windows appear in competitive situations. You decide which inspections to order and whether to request repairs, credits, or cancellation within that period.
Appraisal and financing contingencies
An appraisal contingency creates a specific right to address or exit if the value comes in low. A financing contingency is broader and can protect you if the lender denies the loan, which can include appraisal issues. The exact remedies and timelines are set by your offer paperwork. Review them carefully with your agent before you submit.
Waiving contingencies in competitive markets
Some Sammamish buyers shorten or waive contingencies to stand out. This increases risk. Waiving inspection protections can expose you to hidden repair costs. Waiving appraisal protections can force you to cover a valuation gap in cash. If you consider a competitive strategy, pair it with fast scheduling, realistic reserves, and clear plan B options.
Sammamish-specific insights
- Moisture and drainage: The Pacific Northwest climate means roofs, gutters, grading, and ventilation deserve close attention. Inspectors with local experience understand common patterns.
- Sewer scope: In older neighborhoods or on properties with known risk factors, a sewer scope is a common and smart add-on.
- Program requirements: FHA and VA loans may add property standards that result in repair conditions tied to the appraisal. Plan extra time to resolve them.
- Market pace: Sammamish sits within the Seattle–Bellevue area. In active seasons, multiple offers and short timelines can be common. Fast preparation and early lender engagement are key.
Buyer checklist before you write
- Meet your lender early to understand appraisal timing, potential value gaps, and funds needed.
- Discuss local inspection windows and competitive tactics with your agent. Set a plan that balances protection and speed.
- Pre-vet inspectors with King County experience. Confirm availability for the week you expect to go under contract.
- Decide which contingencies you will include and what you can comfortably shorten.
- Budget for the inspection, appraisal, and any specialty checks like sewer or structural review.
- If your inspection finds issues, focus negotiations on safety and high-cost systems first. Use estimates to support requests.
- If your appraisal is low, prepare to choose from four paths: bring cash, renegotiate, request reconsideration, or cancel within your rights.
How Mari helps you navigate
You deserve clear advice and a calm, efficient process. With a finance background and a white-glove approach, I help you structure the right protections without weakening your offer. I map the inspection sequence, prep for appraisal risk, and negotiate with data to protect your bottom line. In Sammamish, that balance of analysis and presentation helps you move decisively and still sleep at night.
Ready to buy with confidence on the Eastside? Schedule your VIP consultation with Mari Moline.
FAQs
Who pays for appraisal and inspection in Washington?
- The borrower typically pays the appraisal as a loan cost, and the buyer pays for inspections unless the seller provides a pre-listing inspection.
Can an appraisal replace a home inspection for a Sammamish purchase?
- No. An appraisal is value-focused for the lender, while an inspection evaluates the home’s condition and safety for you.
What if the appraisal is lower than the price in King County?
- You can bring extra cash, renegotiate the price, seek reconsideration with better comps, or cancel if your contract allows via appraisal or financing protections.
How long should my inspection window be in Sammamish?
- Five to ten business days is common, but you may choose a shorter window in a competitive moment if you can schedule fast and accept the risk.
Are sellers required to fix inspection items in Washington?
- Only if your contract requires it or you reach an agreement. As-is listings still allow inspections, but they limit seller obligations unless negotiated.
