Every home sale in Colorado allows for inspections, but almost nobody orders every inspection on this list. Here’s what actually happens in ten years of watching this market: a buyer hires a general inspector, that inspector checks radon and coordinates a sewer scope while they’re at it, and everything else gets called in only when something specific points to it. This guide walks through that process in the order it actually unfolds, then lists the typical price range for each inspection so nothing catches you off guard.

What almost every buyer does

General inspection, radon and sewer scope. These three happen on nearly every purchase, usually in one visit.

The general inspector spends two to four hours walking the house and reviews the roof, HVAC, plumbing, electrical, foundation, attic and structure at a visual level. They are generalists, not specialists in any one system, and that is by design. Their job is to flag what needs a closer look, not to diagnose it.

Radon testing runs alongside the general inspection. The same inspector places a monitor on the lowest livable level and picks it up about 48 hours later. Denver sits in an area with elevated radon readings, so I recommend this on every contract regardless of the home’s age.

A sewer scope is a separate camera inspection of the line running from the house to the main sewer, and I recommend it on nearly every purchase too. Some general inspectors run this themselves; others coordinate with a sewer specialist who comes out separately. Either way, it is worth booking. A cracked or root-invaded line is one of the more expensive repairs a buyer can inherit, and it will not show up in a visual walkthrough.

When the general inspector calls in a specialist

The general inspection is the filter, not the finish line. If the inspector sees a crack in the foundation, staining that suggests a bigger problem, or equipment past its expected life, they will recommend a specialist rather than guess. Here is who typically gets called in, and why.

Structural. A civil or structural engineer, brought in for foundation cracks, settling, load-bearing wall questions or additions that were not permitted.

HVAC specialist. Called when the furnace or AC is old, was recently repaired, or the general inspector cannot confirm it is working as it should.

Roof certification. Requested when the roof is nearing the end of its expected life, or when a lender or insurer wants a certified lifespan on record.

Chimney. I recommend this any time a buyer plans to actually use a wood-burning fireplace, not only when the general inspector flags an issue. Chimney venting and creosote buildup are outside a general inspector’s scope, and a chimney fire is not a risk worth skipping this for.

Lead paint and asbestos. Relevant for anything built before January 1, 1978. Most buyers skip these unless they plan renovation work that would disturb old paint or materials.

Mold and pest. These have not been routine here the way they are in wetter or older housing markets, but I am seeing both requested more often, especially after a wet spring or on a home that sat vacant for a while. If the general inspector notes moisture, staining or signs of activity, this is where it goes next.

Where you live changes the list

Well and septic inspections are close to nonexistent inside Denver city limits, since nearly every home here is on municipal water and sewer. Once you move into unincorporated parts of Jefferson, Douglas or Arapahoe counties, or up into the foothills and mountains, wells and septic systems become the norm rather than the exception, and many municipalities require both to be inspected before closing. If you are shopping in the foothills, build this into your timeline from the start.

A few others worth knowing about

Meth assessment. Rare, and it only comes up when there is a specific reason to suspect prior use, such as disclosure history or a tip from the inspector.

CLUE report. Pulls the property’s insurance claim history for the past seven years. Worth a look before you finalize a homeowner’s insurance quote, since multiple past claims can push your premium up.

Energy audit and solar panel evaluation. Optional, and mostly requested by buyers planning renovations or evaluating an existing solar setup rather than as a standard closing step.

Re-inspection. Not a new inspection at all. It is the original inspector coming back to confirm that repairs from the first report were actually completed to standard.

What each inspection typically runs

Inspection	Typical cost
General inspection	$300–$600
Radon	$150–$745
Sewer scope	$200–$900
Structural	$350–$700
HVAC	$200–$475
Roof certification	$75–$200
Chimney	$360–$400
Lead paint	$225–$400
Asbestos	$225–$400
Mold	$300–$1,000
Pest	$50–$300
Well and septic	$400–$650
Meth assessment	$450–$2,000+
CLUE report	Free–$20
Energy audit	$200–$675
Solar panel evaluation	$150–$300
Re-inspection	$100–$200

Ranges are typical for the Denver Metro and will vary by company, home size and condition.

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Marla Doughty
Broker Associate, Compass
720.454.5432 · marla.doughty@compass.com · calendly.com/marlamdoughty