A home inspection is one of the most important steps in any real estate purchase. These resources help you understand the process, prepare effectively, and get the most value from your report.
A home inspection is a visual examination of a property's accessible systems and components, performed by a qualified inspector, to evaluate the property's condition at the time of inspection.
The inspection is not a pass/fail test. It does not determine whether you should or shouldn't buy a home. It gives you documented, objective information about what is there — so you can make your decision with full knowledge of what you are buying.
A professional inspection covers the major systems of the home: the roof, foundation, structure, exterior, electrical, plumbing, HVAC, insulation, and interior. The inspector photographs and documents all significant findings in a written report delivered within 24 hours.
Shingles, flashing, gutters, downspouts, fascia, soffits, and all roof penetrations. Hail damage assessment is standard on the Front Range.
Foundation walls, floor framing, wall framing, and roof framing as visible. Evidence of settlement, cracking, or movement — including expansive soil indicators.
Siding, trim, windows, doors, grading, drainage, walkways, driveways, decks, and porches.
Service entrance, main panel, sub-panels, branch circuit sampling, GFCI and AFCI protection, grounding, and visible wiring condition.
Supply piping, drain/waste/vent piping, fixtures, water heater, functional flow, and moisture meter readings throughout.
Furnace, air conditioner, heat pump, ductwork, filters, combustion air, and flue venting.
Attic insulation, attic ventilation, crawlspace insulation, vapor barrier, exhaust fans, and dryer venting.
Ceilings, walls, floors, doors, windows, stairways, guardrails, and fireplaces throughout all rooms.
Dishwasher, range, oven, disposal, range hood, built-in microwave, and laundry connections.
Structure, overhead door and safety reversal, fire separation between garage and living space, and electrical.
Most purchase contracts include an inspection contingency period of 7–14 days. Book the inspection as soon as your offer is accepted to allow time for the report, follow-up questions, and any renegotiation before the contingency deadline.
Colorado consistently ranks among the highest-radon states in the country. Radon is the second leading cause of lung cancer in the US — and it is odorless and invisible. We strongly recommend adding a 48-hour radon test to every Front Range inspection. Testing is the only way to know.
Before the inspection, read the seller's disclosure statement carefully. Note any prior repairs, known defects, insurance claims, or permit history. Share these with your inspector so they can pay particular attention to those areas.
Write down anything that caught your eye during your showing — a stain, an unusual smell, a door that stuck, a crack you noticed. Bring the list to the inspection and point it out to your inspector at the start.
The inspector needs electricity, gas, and water active to evaluate all systems. If the home is vacant or recently renovated, verify with your agent that all utilities are connected and operational before inspection day.
A typical single-family home takes 2.5 to 4 hours depending on size, age, and condition. Larger homes, older homes, and homes with many add-ons take longer. Budget the full window.
Attending is one of the most valuable things you can do. You will see the home's systems, hear the inspector's observations in real time, and ask questions as they arise. A client who attends understands their report dramatically better than one who only reads it afterward.
The inspector will move systematically through the home. Follow along, ask about anything you don't understand, and flag any concerns from your own list. No question is too basic.
The report will have items on it — that is the nature of a thorough inspection. The inspector will distinguish between safety hazards, major defects, and maintenance items so you can evaluate proportionally, not emotionally.
Your digital report is delivered within 24 hours of the inspection. It is readable on any device and includes photos of every documented finding.
Your report is organized by system (roof, electrical, plumbing, etc.) and includes a summary section that highlights priority items. Each finding includes:
A condition that presents direct risk of injury. Examples: missing GFCI protection at water locations, improper gas connections, lack of smoke detectors. These warrant prompt attention regardless of the transaction outcome.
A condition that significantly affects value, livability, or function. Examples: failed roof covering, active water intrusion, failed HVAC, structural movement. These are the items most relevant to negotiation.
A condition requiring repair, but not immediately threatening safety or habitability. Examples: worn flashing, failed caulk at windows, deteriorated deck boards. Plan for these in your budget.
Routine upkeep that any homeowner manages. Examples: gutter cleaning, weatherstripping replacement, HVAC filter changes. Not a negotiating point — part of normal homeownership.
Your inspection report is documented evidence of the property's condition. It gives you leverage — but using it well requires judgment, not panic.
Work with your real estate agent to prepare a repair request based on the inspection report. Prioritize safety hazards and major defects. Be specific about what you are requesting — repairs completed by licensed contractors before closing, a price reduction, or a closing credit. Sending a request based on 23 items dilutes your leverage; focusing on 4 high-priority items with documented backup is more effective.
Colorado has some of the highest average radon levels in the nation. Radon is a naturally occurring radioactive gas that enters homes through foundation cracks and soil contact. It is the second leading cause of lung cancer in the US — and it is completely odorless and invisible. The EPA action level is 4.0 pCi/L. Testing is the only way to know your levels. We strongly recommend radon testing on every Front Range inspection.
The Front Range sits on expansive clay soils that swell when wet and shrink when dry. This seasonal movement can crack foundations, slab floors, and exterior flatwork. Your inspector will look for evidence of differential settlement — sticking doors, diagonal cracks at window corners, and uneven floors — and note their significance. Not all cracking is structural, but all of it warrants documentation and context.
Colorado consistently ranks in the top three states for hail frequency and severity. Most Front Range homes have experienced hail — the question is whether it damaged the roof. Impact damage to shingles, gutters, and HVAC equipment is common and often not visible from the ground. Your inspector accesses the roof to look for bruising, granule loss, and impact marks that indicate insurance-claimable damage. This evaluation is standard on all Front Range inspections.
Homes in foothill and rural Front Range communities have increasing exposure to wildfire risk. Your inspector will note combustible materials close to the structure — wood decking against the home, vegetation contact, and wood-pile placement — as risk factors even if they are not structural defects.
Colorado's dramatic temperature swings — often 40–50°F in a single day during shoulder seasons — accelerate deterioration of exterior materials. Caulk fails, mortar cracks, wood absorbs moisture on warm days and freezes at night. Your inspector will note sealant and exterior condition with Colorado's climate in mind.
Colorado's high elevation and intense UV exposure ages roofing materials, exterior paint, and wood trim faster than lower-altitude climates. A 10-year-old roof on the Front Range may show wear equivalent to a 15-year-old roof elsewhere. Your inspector accounts for this in evaluating remaining serviceable life.
The full inspection of a home being purchased. Covers all major systems and components per our published Standards of Practice. The most common inspection type — scheduled after an accepted offer, during the inspection contingency period.
A 48-hour closed-house test that measures the concentration of radon gas entering the home from the soil. Results are included in your inspection report. Available as a standalone service as well. Strongly recommended on every Front Range property.
New homes are not inspection-proof. Builder oversights, code deviations, and construction defects are common even in brand-new properties. An independent third-party inspection before closing protects buyers from defects the builder may not disclose. Also available at the one-year warranty mark.
In competitive markets, some buyers commission an inspection before submitting an offer to eliminate contingency and strengthen their bid. This gives you documented knowledge of the property's condition so you can bid with confidence — or move on quickly without the cost of a failed transaction.
An infrared thermal camera reveals temperature differences in walls, ceilings, and floors that indicate hidden moisture, missing insulation, and air leaks not visible to the naked eye. Particularly valuable in older homes or properties with a history of moisture issues.
A camera inspection of the underground lateral drain line between the home and the municipal sewer main. Recommended for older homes, homes with large trees near the sewer line, or any property where buyers want certainty about drain condition. This is a separate service from the standard inspection.
Serving Colorado's Front Range — Colorado Springs, Denver, Fort Collins, Pueblo, Boulder, and surrounding communities. Call or send us a message.