Once your offer is accepted, one of the first steps is scheduling a home inspection, typically due within about 7–10 days of going under contract, though the exact deadline depends on the terms in your offer.
Choosing an inspector
Colorado doesn’t require licensing or a specific educational background to become a home inspector, so it’s worth doing some research to find someone experienced and well-reviewed. Your agent should have a couple of inspectors they regularly recommend. A general inspection typically runs $375–$700 depending on the size and age of the home.
Additional inspections worth considering
A sewer scope (roughly $120–$175) checks the main sewer line for damage. That is especially worthwhile for older homes or properties with large trees near the line, since a sewer repair can be a significant expense. A radon test (roughly $125–$175) checks for this odorless gas, which can build up indoors and, at higher levels over time, poses a health risk. If a test comes back above the EPA’s recommended limit of 4.0 pCi/L, mitigation systems are available and can be requested as part of your inspection objection. Properties with a well or septic system, common in the foothills and rural areas, require a separate inspection process.
What happens on inspection day
A typical inspection takes 2–4 hours, with the inspector spending the last 30 minutes or so walking you through their findings. You’re not required to attend, but it’s a valuable chance to learn about red flags, understand ongoing maintenance needs, and see the home again in person, likely your last visit before the final walkthrough at closing.
Your options after the report
Once you receive the full inspection report, you and your agent will typically choose from:
- Moving forward as-is, if nothing significant turned up
- Submitting an inspection objection asking the seller for repairs or a credit
- Terminating the contract if you’re no longer comfortable proceeding. As long as you do so before the inspection termination deadline, your earnest money is returned (though the cost of the inspection itself is not refundable)
No home is flaw-free, even new construction. If you submit an objection, the seller typically has a few days to respond with an offer to complete repairs, provide credits, or counter. They cannot terminate the contract themselves. Sellers often have an incentive to work with you on reasonable health, safety, and structural concerns, since the next buyer’s inspector will likely flag the same issues.
Have questions about the inspection process or need a referral to an inspector I trust? Reach out anytime.
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Pricing and contract deadlines vary and are subject to change. Confirm current details with your agent and inspector. Questions? Reach out to Marla directly.