Summary answer: You don't have to waive the inspection entirely to compete in Arlington, and I'd generally advise against it — but a full waiver isn't the only lever. Most competitive Arlington offers today use a modified approach: keeping the inspection for information purposes but waiving the right to negotiate repairs, rather than skipping it outright. With about 39% of homes selling above asking price, sellers do notice inspection terms, but they're usually one factor among several, not the single deciding one.
I'm Johnny with JQ Real Estate. Here's how to think about this instead of defaulting to an all-or-nothing decision.
The spectrum of inspection approaches
| Approach | What It Means | Risk Level |
|---|---|---|
| Full contingency | Standard inspection with full right to negotiate or walk away | Lowest risk to buyer, least competitive on paper |
| Inspection for information only | You still inspect, but agree not to request repairs or credits | Moderate — you know what you're buying, but can't negotiate it |
| Full waiver | No inspection contingency at all | Highest risk — you're committed regardless of what's found |
Why "inspection for information" is the middle ground most buyers should consider first
This approach lets you still walk through the home with a licensed inspector, understand exactly what you're buying, and flag anything that would be a genuine deal-breaker (foundation issues, major systems failure) — while removing the negotiation step that sellers find most disruptive to a clean closing. It signals seriousness to a seller without leaving you completely blind to what you're purchasing.
When a full waiver might actually make sense
- Newer construction or a recently renovated home with documented recent work on major systems
- A property you're extremely confident about after a thorough pre-offer walkthrough with a contractor or knowledgeable agent
- A situation where you're prepared, financially and emotionally, to absorb an unexpected repair cost without it derailing the purchase
When I'd advise against it
- Older homes (pre-1970s), where wiring, plumbing, and structural issues are more common and harder to spot without professional equipment
- Any property where you haven't had the chance to have a contractor or inspector walk through informally beforehand
- First-time buyers without a financial cushion for surprise repairs
What matters more than the inspection term alone
Price, financing strength, closing timeline flexibility, and earnest money amount all factor into how competitive an offer looks. A strong offer with a full inspection contingency often beats a weaker offer with a full waiver — the inspection term is rarely the single deciding factor sellers weigh it out to be in buyer anxiety.
Let's build the right approach for your specific situation
This decision should be based on the specific property and your risk tolerance, not a blanket strategy applied to every offer. Reach out and I'll walk through what makes sense for the home you're considering.