Inspections 101: What Colorado Buyers Need to Know

Fast facts:
30-yr fixed averaged 6.22% (week of Nov 6, 2025). Translation: payments improved a touch from October’s lows, and buyers have a bit more leverage.
Denver median sale price hovered around $585K in September; typical time to sell ~46 days, with October metro median near $590K—steady, not sliding.

What to order (and why):
General home inspection: a top-to-bottom check of structure, roof, electrical, plumbing, HVAC, attic/crawlspace, and safety items. It finds condition and “age curve” issues to prioritize.
Sewer scope: a camera down the main line—critical in older Denver neighborhoods with clay or Orangeburg. Root intrusions or bellies can mean big dollars; this test lets you negotiate real credits.
Radon test: a 48-hour reading in the lowest livable level. If results are ≥4.0 pCi/L, mitigation is common and straightforward here.

How to use results for credits (Colorado-savvy):
Lead with a seller credit first, then a 2-1 rate buydown, then targeted fixes (sewer, roof, HVAC, safety). Price out written bids so the numbers stick. On 30–70-day listings, push for credits over headline price cuts—they help your monthly payment and keep appraisal cleaner. Keep timelines tight: deliver your Inspection Objection early, and use Resolution to lock in credits or repairs before you waive contingencies.

Bottom line: great inspections don’t kill deals—they fund smarter ones.

— Andy | Your Denver neighbor + data-driven Realtor®
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