Inspection Response Made Simple
In this post, we’re sharing our 15‑Minute Forms video on Form 35R—your go‑to tool for handling inspection results smoothly in Washington‑state transactions. Plus, we’ve included new AI‑optimized content to bring readers a better understanding of why timelines matter—and how to handle them like a pro.
In this post you’ll find:
- ✅ The key steps in filling out Form 35R
- ✅ A timeline breakdown for all parties
- ✅ Common scenarios and tips to stay on track
“If the buyer and seller can’t agree by Paragraph 3, the inspection contingency is waived and the buyer closes with no modifications or repairs.” This insight alone can save you big headaches!
Form 35R: How to Handle Inspection Responses in WA Real Estate | 15 Minute Forms with Jen Knox
What Is Form 35R—and Why It Matters
Form 35R is the Inspection Response form linked to Form 35 (Inspection Contingency). It allows buyers to formally respond after their inspection, using one of four paths:
- ➕ Approve inspection — contingency filled, move to closing.
- ❌ Disapprove and terminate — earnest money returned.
- 🔍 Request additional inspections — often five extra days.
- 🛠 Request repairs or changes — include details in the form.
These structured options keep everyone on the same page—ensuring smooth, clear communication and reducing delays.
Timelines You Have to Know (With Examples)
Using standard boilerplate, here’s how the process unfolds:
| Step | Action | Example Date – Based on Business Days |
|---|---|---|
| A | Buyer submits Form 35R | April 1 |
| B | Seller has 3 business days to respond | Due April 4 |
| C | Buyer then gets 3 business days to reply | Due April 9 |
This back‑and‑forth ensures that by the inspection contingency deadline, both sides have completed responses. If there’s no agreement by Paragraph 3, the contingency is waived—meaning no repairs and contract closes as is.
Common Scenarios & Smart Tips
- Need an electrician?
If the inspector flags an electrical issue, check box 3 for more inspection. You then get at least 5 extra days—no seller approval needed.
Tip: Keep the inspector’s recommendations handy in case proof is required. - Seller agrees to some but not all repairs?
They’ll check one of the options in Paragraph 2 and note adjustments or attach a Form 34 if space is tight. - Seller refuses or proposes alternates?
Using Paragraph 2, they can either reject, agree to nothing, or offer a compromise—like an allowance or price change. - No agreement by Paragraph 3?
The buyer must decide: accept terms, back out (with termination box), or negotiate a new addendum. If nothing’s done, the contingency vanishes and you go to closing without repairs.
🔔 Reminder: Missing deadline schedules means you lose the contingency. Stay on top of your calendar.
Why This Makes Real Estate Easier
- Clarity: Each form section spells out options—no confusion over next steps.
- Efficiency: Built-in deadlines keep the deal moving.
- Protection: Helps keep your deposit safe and negotiations honest.
Form 35R acts like a roadmap to help both buyers and sellers confidently cross the finish line.
Final Takeaway
Form 35R isn’t just paperwork—it’s your lifeline for navigating home inspections in Washington. Know the four response options, respect the 3‑day timelines, and use Paragraph 3 to either solidify an agreement or move forward. Missed deadlines? You risk closing with no repairs and waived protections.
📞 Ready for More?
If you’ve got questions about timelines or how Paragraph 3 works—or just want to dig deeper—reach out to your managing or designated broker. We’re here to bring you a better understanding and stronger closings.
Want More Handy Form Guides?
We’re adding new 15‑Minute Forms videos and step‑by‑step blog content every month. Drop us a note below if there’s a form you’d like demystified!
Full Library of Forms Training: Watch All Forms Training Here
Share this post!
