A home inspection gives a buyer a clearer picture of a property’s visible condition at the time of the inspection. It isn’t a guarantee that every problem will be found, and it doesn’t replace specialized testing. The report can, however, help a buyer understand which items may need follow-up and make informed decisions before the deadlines in the purchase contract.

What happens during a home inspection?

A home inspector typically completes a visual review of accessible areas and operates systems using their normal controls. The inspection may cover the roof and exterior, foundation and structure, plumbing, electrical, heating and cooling systems, attic and ventilation, interior surfaces, and certain permanently installed components. The inspector’s written agreement should explain the scope, limitations, and report format.

Buyers are often welcome to attend. If you can, walk through with the inspector, ask questions, and take notes. An inspection is a chance to learn where shutoffs and key systems are located, understand how components operate, and hear which findings may need additional evaluation. The inspector can explain observations, but isn’t there to decide whether you should buy the home or negotiate for you.

Before booking, ask about the inspector’s experience, qualifications, insurance, scope of work, and sample report. Confirm what the inspection includes and whether additional services need to be arranged separately.

How to prepare

Schedule promptly after the contract is signed. Inspection deadlines are set in the contract, and specialized tests may take additional time. Waiting to book can leave little time to receive reports, consider findings, and deliver any required written notice.

Before the appointment:

  • Read the inspection section of your signed contract and note each applicable deadline.
  • Ask the inspector what areas, systems, and components will be covered.
  • Check whether you need separate appointments for radon or other specialized evaluations.
  • Bring questions about the property and any features you want the inspector to explain.
  • Ask the seller, through the appropriate channel, to make accessible areas available and leave utilities operating if agreed and appropriate.

If you can’t attend, arrange to review the report as soon as it’s available. Don’t assume that a verbal conversation or the inspection report itself satisfies a formal notice requirement in the contract.

What’s usually included, and what may be outside the scope

A standard home inspection is generally visual and limited to areas the inspector can safely access. It isn’t a technically exhaustive examination, a code-compliance certification, an engineering assessment, or a warranty. Concealed conditions may not be visible, and the report describes the property’s condition on the inspection date, not what may happen later.

The inspector may be unable to access an area because it’s blocked, unsafe, or otherwise not readily accessible. An inspection also typically doesn’t establish the cause of a problem, predict how long a system will last, or estimate repair costs.

Some matters call for separate testing or a qualified specialist. Depending on the property, these may include:

  • Radon: A home inspection shouldn’t be assumed to include radon testing. Colorado recommends testing during a home sale. Arrange testing early enough to understand the results before your inspection deadlines.
  • Sewer lines: A sewer-scope inspection can provide information that a visual inspection of the home’s plumbing may not.
  • Wells, water quality, and septic systems: These may need separate inspections, tests, or records review.
  • Chimneys, pests, mold, and environmental conditions: Ask whether the inspector evaluates these areas or whether a specialist is needed.
  • Structural or geological concerns: A structural engineer or other qualified professional may be needed for further evaluation.

The InterNACHI Standards of Practice describe common inspection scope and limitations. Individual inspectors may follow different standards, so review the standard and scope named in the inspection agreement.

How to read the report

Inspection reports can be long and include photos, observations, recommendations, and routine maintenance notes. Read the full report, but start by identifying items that may involve safety, active water entry, structural concerns, or systems that aren’t functioning as expected.

For each finding, consider:

  1. What did the inspector observe? Look for the specific location and description.
  2. Is further evaluation recommended? If so, ask the appropriate specialist to assess the condition.
  3. Is it a repair, a maintenance item, or a question? The inspector’s wording can help distinguish an observed concern from a recommendation to monitor.
  4. What information is still missing? The report may identify a concern without explaining its cause or cost to correct.

Terms such as “further evaluation” or “recommend service” aren’t a diagnosis or repair estimate. If the report recommends a specialist, consider arranging that evaluation promptly so you have useful information before your contract deadlines. Don’t assume a condition is minor, or severe, without understanding what the report actually says.

Which findings may deserve attention?

Items involving possible structural movement, active leaks, electrical safety, heating or plumbing that doesn’t operate, or conditions that may affect health or safety generally warrant careful review. A report may also flag roof concerns, drainage that directs water toward the home, or evidence of moisture intrusion. The right next step may be a specialist’s evaluation rather than an immediate conclusion about the repair.

Other findings may be routine upkeep or cosmetic. Examples can include worn finishes, minor adjustments, or recommendations for regular servicing. A system nearing the end of its expected service life isn’t automatically defective; the inspection standard and the report’s specific observations matter. Buyers and sellers may also have different views about which items should be addressed.

An inspection report is a tool for understanding the property, not a list that automatically requires the seller to complete every recommendation. The contract determines how inspection concerns can be raised and what options are available.

Colorado inspection deadlines and the contract

Colorado purchase contracts commonly identify separate deadlines for inspection termination, inspection objections, and inspection resolution. These dates are negotiated and written into the specific contract; there isn’t one universal timeline for every transaction.

The deadlines serve different purposes. Depending on the signed contract, a buyer may have a right to terminate by providing notice before the applicable termination deadline, or may submit a written objection describing conditions they want the seller to address before the objection deadline. If the buyer submits an objection, the parties may negotiate a written resolution by the resolution deadline. The contract explains what happens if they don’t reach one.

Use the dates and notice requirements in the fully signed contract. Don’t rely on a general online summary to determine your rights. The Colorado Division of Real Estate’s residential contract form and Commission Position 25 on resolving inspection issues provide useful reference material. For a live transaction, ask your real estate broker or a Colorado real estate attorney about the signed contract and applicable deadlines.

A practical approach is to calendar every inspection deadline as soon as the contract is executed, schedule needed inspections promptly, review results quickly, and deliver any required notice in the format and manner the contract specifies. Keep a copy of notices and written agreements.

Useful sources

For questions about how an inspection fits into your home purchase, you can reach the team. This article is for general education and isn’t legal advice.

The Homes and Loans Team · Misty Garman, Licensed Real Estate Broker · CO License #FA100084543 · Berkshire Hathaway HomeServices Rocky Mountain, REALTORS · 417 Main St, Canon City, CO 81212 · 719-243-0333