Inspection Objections in Colorado, Explained

Heard someone mention an “inspection objection” and wondered what it actually means in Colorado? If you are buying in Denver, this step can make or break your deal and protect your deposit. You want to move forward with confidence, not confusion.

In this guide, you will learn what an inspection objection is, how the timeline works, what Denver-specific inspections to consider, typical costs, and smart ways to negotiate. You will also see real scenarios so you know what to expect. Let’s dive in.

What an inspection objection is

An inspection objection is your written notice to the seller that inspections revealed items you find unacceptable. You can ask for repairs, a credit, a price reduction, or decide to terminate if your contract allows it. The process comes from the inspection clauses in your signed purchase contract.

In Colorado, the standard residential contract commonly used in Denver is the state-approved form. The exact steps and dates are controlled by your contract. You can review official contract resources on the Colorado Division of Real Estate contracts and forms page.

Sellers also provide a written property disclosure listing known material defects. That disclosure is separate from your inspection rights. Your inspection objection is not a substitute for the seller’s disclosure requirement.

Most important, your objection must be in writing and delivered per your contract’s notice rules. Verbal requests do not preserve your right to terminate.

Deadlines and how it works

Every deal has a timeline set in the contract. Typical ranges in Denver are often 5 to 10 calendar days for the inspection period, though it can be as short as 3 days or as long as 10 to 14 days. Always rely on your exact contract dates.

Here is the usual flow:

• Day 0: Contract is fully signed.
• Inspection period: You schedule a general home inspection and any specialty tests during this window.
• Objection deadline: You must deliver any written inspection objection by the stated deadline to preserve your rights.

If you deliver a timely objection, the seller may respond within the period set by the contract. In practice, responses often come within 24 to 72 hours, but your contract controls the timing.

Seller options after an objection:

• Agree to repairs by or before closing.
• Offer a credit or price reduction.
• Refuse the requests.
• Propose a partial solution or counter.

If you and the seller cannot agree and your contract still gives you the right to terminate, you can do so by the deadline. If you do not object by the deadline, you typically waive the right to ask for repairs or to terminate for inspection issues. That is why hitting the deadline is critical.

“As-is” and waivers

Sometimes buyers waive inspection rights or shorten the inspection period to be more competitive. You can do this in a Colorado contract, but it increases risk. If you waive these rights, you give up leverage to ask for repairs or to terminate based on inspection results. Only take this path if you fully understand the trade-offs.

Denver inspection issues to expect

Denver homes see certain patterns due to climate, soil, and age of housing. Common findings include:

• HVAC and heating wear or end-of-life components.
• Roof wear, flashing issues, and damage from freeze and thaw.
• Foundation or slab cracks caused by clay soils and seasonal movement.
• Exterior siding or stucco concerns that can let water in.
• Plumbing issues, including older lines or sewer blockages. Sewer scopes are common here.
• Radon levels above the EPA action level in many areas. Learn more in the EPA radon guide and the Colorado Geological Survey radon map.
• Moisture intrusion or mold, often in basements.
• Pest or wood-destroying organism damage. Less common than in humid places, but it does occur.

What buyers often request

Your request should match the issue and its impact on safety and function. Typical outcomes include:

• Minor safety or function items. Sellers often agree to fix items like missing GFCI outlets, loose handrails, or small leaks.
• Major systems or structure. For significant roof, HVAC, or foundation issues, sellers may make repairs, offer credits, or you may choose to terminate if you cannot agree.
• Radon. Common outcomes include seller-paid mitigation before closing, a closing credit, or buyer mitigation after closing with a credit.
• Sewer line defects. Remedies vary. Sellers sometimes repair or replace the affected section or provide a credit.

Market conditions influence outcomes. In hotter seller markets, sellers are less likely to agree to big repair lists. In balanced or buyer-leaning markets, you may have more leverage. For context, review current conditions on the DMAR market trends page before you structure requests.

Costs and common tests

Order inspections right after your contract is signed so you have time to complete specialty tests before the deadline. Here are typical Denver planning ranges:

• General home inspection: about $300 to $600. See national ranges from HomeAdvisor’s home inspection cost guide.
• Radon test: about $100 to $200 for short-term testing. Learn more about testing in Angi’s radon testing cost overview.
• Sewer scope: about $150 to $400 depending on access and complexity. See HomeAdvisor’s sewer camera inspection cost guide.
• HVAC, roof, or chimney specialist: about $150 to $400 per visit.
• Pest or WDO inspection: about $75 to $200.
• Structural engineer consult: about $500 to $1,500 or more for detailed reports.

These are ballpark figures. Get at least three quotes for specialty work or large repairs before you finalize requests.

How to write your objection

Keep your objection clear and specific. A strong objection usually includes:

• A list of each issue found, grouped by category when possible.
• A requested remedy for each item. Ask for repair by a licensed contractor, a closing credit, or a price reduction.
• Attach or reference the inspection report pages that support your requests.
• Delivery in writing to all required parties per your contract before the deadline.

Remember, your written objection protects your rights. Verbal agreements are not enough.

Negotiation tips that work

• Focus on safety and function. Sellers are more likely to fix hazards, code issues, and major system failures.
• Consider credits. If timing is tight or you want control over workmanship, a credit can be better than seller-managed repairs.
• Bring estimates. Supporting quotes from licensed contractors help justify the number.
• Keep your termination right until the agreement is signed. Do not withdraw the objection until all terms are in writing and executed.

Example timelines and outcomes

Here are Denver-focused examples to show how this plays out.

Example A: Balanced market

• Contract includes a 10-day inspection period.
• You schedule the general inspection and a radon test on Day 1.
• The report shows minor electrical issues and radon at 6 pCi/L.
• You object on Day 9 and request electrical repairs by a licensed electrician and either a seller-paid mitigation before closing or a $2,000 credit.
• Seller agrees to a $2,000 credit and to complete electrical work before closing. You move forward.

Example B: Short period in a hot market

• Contract includes a 3-day inspection period.
• Inspection shows moderate roof wear and an older HVAC system.
• You object on Day 3 asking for full roof and HVAC replacement.
• Seller refuses and offers no credit. You decide whether to terminate or accept the property and negotiate a smaller credit to keep the deal on track.

Example C: Major defect and termination

• Inspection reveals significant foundation movement with repairs estimated at around $30,000.
• You object and request remediation or an equivalent credit.
• Seller declines. You terminate within your contractual window and receive your earnest money back, consistent with the contract’s termination and earnest money clauses.

Protect your leverage

• Watch your dates. If you miss the inspection objection deadline, you often waive key rights.
• Put it in writing. Follow the notice provisions in your contract.
• Use specialists. Radon, sewer scopes, and structural opinions can reveal issues that change your strategy.
• Know your market. Check the latest DMAR market trends so your ask fits the moment.
• Understand the rules. For official guidance on forms and process, see the Colorado Division of Real Estate contracts and forms. For industry perspective, review resources from the Colorado Association of REALTORS.

Ready to navigate Denver’s inspection step with clarity and calm? Reach out for local guidance and a tight game plan on repairs, credits, and timing. When you want a trusted Denver-native advisor on your side, connect with Lara Johnson-Lara Property Group.

FAQs

What is an inspection objection in Colorado?

• It is your written notice to the seller that inspections found issues you want repaired, credited, priced in, or that will lead you to terminate if allowed by your contract.

How long is the inspection period in Denver?

• It depends on your contract. Typical ranges are 5 to 10 days, but some deals set 3 days or extend to 10 to 14 days. Rely on the dates in your signed contract.

What happens if I miss the objection deadline?

• You usually waive the right to ask for repairs or to terminate for inspection issues. This is why delivering a written objection on time is essential.

What Denver specialty tests should I consider?

• Radon testing and a sewer scope are common in Denver, along with a general inspection. You may also bring in HVAC, roof, chimney, pest, or structural specialists as needed.

Should I ask for repairs or a credit?

• It depends on timing and your preferences. Credits let you control contractor choice and scheduling. Sellers may prefer credits to avoid doing work before closing.

Can I get my earnest money back if the seller refuses repairs?

• If you delivered a timely written objection and terminate under the contract’s inspection clause within the allowed window, you generally may be entitled to your earnest money under the contract’s terms.

Is an “as-is” offer risky for buyers?

• Yes. Waiving or limiting inspection rights reduces your ability to negotiate or terminate. Only use this strategy if you understand the risks and are comfortable with the property’s condition.