The inspection period is where a good buyer’s agent earns their keep. Here’s how it works in Colorado and how I run it. (Educational, not legal advice — contract questions go to an attorney.)
What a general inspection covers
Roof, exterior and grading, structure and foundation, attic and insulation, electrical, plumbing, heating and cooling, interior, windows and doors, appliances. A good inspector spends two to four hours and produces a detailed report with photos. I attend or review every one.
The add-ons that are worth it
Sewer scope. On any home older than about 25 years in Denver and Littleton — clay and cast-iron lines fail, and repairs are expensive. Almost always worth it.
Radon test. The Front Range has elevated radon; mitigation is routine and affordable. Test every home.
Roof. Hail is a way of life here. If the general inspector can’t fully assess it, a roofer can.
Well and septic. Required knowledge on foothills and acreage properties. Details here.
Others as needed: structural engineer for foundation concerns, chimney, mold, asbestos or lead in older homes, and stucco in some newer ones.
The deadlines
The Colorado contract sets an inspection objection deadline (when you must submit requests or terminate) and an inspection resolution deadline (when you and the seller must agree, or the contract can terminate). I manage the calendar so nothing slips.
What to ask for
Not everything. Sellers respond to focused requests on genuine safety, structural and system issues — not cosmetic lists. We prioritize what matters, decide between repairs and credits, and present it in a way that gets a yes.
Negotiating
The inspection is a second negotiation. Your leverage depends on the market, the seller’s situation and what you found. I’ll tell you honestly what’s reasonable to ask and what will blow up the deal.
Walking away
Sometimes the right answer is to terminate and keep your earnest money. I’ll tell you when.
Buying in Littleton, Ken Caryl or the foothills? Inspections vary by property type — let’s talk before you’re under contract.