Home Inspection Process in Colorado

Home Inspection Process in Colorado — A Step-by-Step Guide for Home Buyers (2026)

Home Inspection Process in Colorado

Colorado buyers face unique conditions—hail, freeze–thaw, radon, wildfire risk, wells and septics, expansive soils, and older material types. This guide explains the Colorado home inspection process from contract to closing: what to order, when to order it, what it costs, how to use results to negotiate, and what documentation to keep for insurance and resale.

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How inspections fit into the Colorado contract

Colorado’s standard Residential Contract to Buy and Sell sets specific deadlines that protect your earnest money if you act on time. Most offers include:

DeadlineWhat it controlsTypical windowInspection ObjectionLast day to request repairs or credits in writing5–14 days after mutual executionInspection ResolutionLast day for both parties to agree on terms2–7 days after objectionInspection TerminationFinal chance to exit if no agreementOften coincides with/just after resolution

Best practice: Schedule the general inspection within 24–48 hours of going under contract. That leaves time for follow-up bids, specialist inspections, and negotiation.

Core inspections most Colorado buyers order

InspectionWhy it matters in ColoradoWho orders/paysTypical cost rangeGeneral home inspectionStructure, roof, exterior, interior, electrical, plumbing, HVACBuyer$350–$700+Radon test (48 hours)Colorado has widespread elevated radon—common in basements/garden levelsBuyer$125–$200Sewer scope (camera)Freeze–thaw, roots, clay/Orangeburg, cast-iron issues in older areasBuyer$150–$300Roof evaluationHail and UV exposure; impacts insurance and future claimsBuyer (via roofer)$0–$300Structural/engineeringExpansive soils, movement, settling/heaveBuyer (if indicated)$350–$900+Mold/moisture diagnosticsSnowmelt, grading, stucco/EIFS concernsBuyer (if indicated)$200–$600+Well water (potability) & productionRural/mountain propertiesBuyer$150–$400Septic inspectionMany counties/HOAs require checks for transfersBuyer or negotiated$350–$800+Lead/asbestos (pre-1978)Older housing stock in urban coresBuyer (if indicated)VariesMeth screeningOptional; prudent for flips/rentalsBuyer (if indicated)$150–$300

Townhomes/condos still warrant a general inspection, plus a focused HOA document review (reserves, budgets, insurance, special assessments, and any milestone/structural reports).

Colorado-specific risk areas inspectors scrutinize

- Roof & hail: Granule loss, bruising, lifted shingles, flashing, skylights; Class 4 impact-resistant roofs can reduce premiums.
- Attic ventilation/insulation: Ice dam risk, bath fan terminations, air sealing.
- Foundation & soils: Expansive clay, perimeter drainage, sump performance, heave/settlement.
- Exterior envelope: Stucco/EIFS moisture readings, siding condition (LP/Hardboard in older homes), caulking and penetrations.
- Electrical: Federal Pacific/Zinsco panels, aluminum branch wiring (late ’60s–’70s), missing GFCI/AFCI.
- Plumbing: Polybutylene supply (’90s), galvanized pipes, cast-iron drains.
- HVAC: High-altitude derating, heat exchanger condition, humidifiers, swamp coolers vs. condensers.
- Radon: Levels at or above 4.0 pCi/L are common; mitigation is effective and typical.
- Wildfire defensible space (foothills): Vegetation clearance, ember-resistant vents, Class A roofing.
- Rural systems: Well yield (gpm), water quality, septic tank and leach field health, road/drive maintenance agreements.

Timeline from contract to closing

Day 0–1: Under contract

- Order general inspection, radon test, sewer scope.
- Request seller Property Disclosure and any recent invoices (roof/HVAC).

Day 2–5: On-site inspections

- Attend the last 30–45 minutes for the inspector’s summary.
- If needed, line up roofer, engineer, HVAC, electrician, stucco, well/septic specialists.

Day 4–8: Reports and bids

- Review written reports with photos.
- Obtain licensed contractor bids for material issues (roof, sewer, structure).

Day 6–10: Inspection Objection

- Submit a concise, documented list of repair/credit requests.
- Prioritize safety, structure, active leaks, sewer, electrical hazards, HVAC failures, and radon.

Day 8–12: Inspection Resolution

- Negotiate seller-performed repairs, price reductions, or seller credits at closing.
- If no agreement, you may terminate by the contract deadline and retain earnest money.

Pre-close

- For agreed repairs: request paid invoices, permits, and photos; schedule re-inspection for big items (roof/sewer).
- Bind homeowners insurance (roof age/material and mitigation matter).

Final walkthrough (24–48 hours before close)

- Verify repairs, utilities on, included items present, and no new damage.

Negotiation targets vs. typical buyer maintenance

Strong negotiation targets

- Verified hail damage requiring roof repair/replacement (licensed roofer scope).
- Sewer defects (root intrusion, breaks, bellies) documented on video.
- Active water intrusion and resulting material damage.
- Electrical hazards (recalled panels, double-taps, missing GFCI/AFCI).
- HVAC failures or cracked heat exchangers.
- Radon mitigation if ≥ 4.0 pCi/L, plus a post-mitigation test.

Often buyer maintenance/cosmetic

- Minor caulk/paint, hairline drywall cracks, worn carpet, typical settlement—consider a modest credit rather than long repair lists.

Sample inspection-objection language (templates)

- “Seller to repair/replace roof per licensed roofer’s report dated ; provide paid invoice and permit closeout prior to closing.”
- “Install radon mitigation system and provide post-mitigation test below 4.0 pCi/L before closing.”
- “Address main sewer line defects at per attached scope; provide post-repair video confirming clear flow.”
- “Correct electrical hazards on pages via licensed electrician; provide invoice.”

Keep requests factual, tied to reports/bids, and method-agnostic so licensed contractors can determine the appropriate fix.

Mountain and rural add-ons (don’t skip)

ItemWhy it mattersWhat to verifyWell (potability + production)Health and daily functionClear bacteria/nitrates; steady gpm; pump/pressure settingsSepticCostly to remedy if failingPumped tank, intact baffles, no surfacing effluent, working distribution boxDefensible spaceSafety and insurabilityCleared zones, ember screens, Class A roofRoad/drive maintenanceAccess in winterWritten maintenance agreement; plow logistics

Condo and townhome specifics

- Inspect interior systems and windows/doors.
- Analyze HOA documents: reserves, budgets, insurance, special assessments, maintenance matrix, and any structural/milestone reports.
- Ask about balconies, elevated walkways, and inspection cycles.

Red flags that can change your decision

- Significant structural movement without an engineering path forward.
- Collapsed/offset sewer requiring excavation under the home or street.
- Widespread moisture behind stucco/EIFS with high readings.
- Unpermitted additions that impact egress/structure.
- Meth contamination above thresholds without a remediation plan.

Cost-control tactics for buyers

- Prefer seller credits over complex pre-close repairs; you choose contractors and avoid delays.
- Bundle big items into one negotiated credit.
- Time your rate lock after inspection outcomes to limit extension fees.
- For radon, a seller-paid mitigation + post test is usually fastest.

Documents to keep for insurance and resale

- General and specialty inspection reports
- Paid invoices and permits for repairs
- Radon pre- and post-mitigation tests
- Roof permit and specs (Class 4 if applicable)
- Sewer “after” video if repairs were made

Colorado homebuyer inspection checklist (printable)

- General inspection scheduled within 48 hours of contract
- Radon test started (48-hour window)
- Sewer scope ordered
- Roofer evaluation (hail/age/material)
- Specialists scheduled as indicated (engineer/HVAC/electrical/septic/well)
- Bids received before Objection deadline
- Written Inspection Objection delivered on time
- Inspection Resolution signed or prepare to terminate by deadline
- Re-inspection of agreed work (as needed)
- Final walkthrough with Objection/Resolution addenda in hand

Colorado rewards fast scheduling, clear documentation, and focused negotiation. Stack your general inspection with radon and sewer scope, bring in specialists only where the report points, and submit bid-backed requests before the deadline. In the foothills and rural markets, add well/septic and defensible space. Keep the paperwork organized for insurance and resale, and you’ll move from offer to closing with fewer surprises and stronger outcomes.

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