General Inspection Questions
These questions cover the basics of home inspections in Denver.
How much does a home inspection cost in Denver?
Standard home inspections in Denver range from $400 to $550 for single-family homes up to about 2,500 square feet. Larger homes, older homes, and homes with additional structures cost more. Expect $500-700 for homes over 3,500 square feet. Add $150-200 for radon testing if not included in the base price.
Are home inspectors licensed in Colorado?
No. Colorado is one of the few states without mandatory home inspector licensing. Anyone can legally perform inspections. This makes it crucial to verify credentials independently. Look for ASHI or InterNACHI membership, errors and omissions insurance, and documented experience.
How long does a home inspection take?
Most Denver inspections take 2.5 to 4 hours depending on home size, age, and complexity. A typical 2,000 square foot home takes about 2.5-3 hours. Older homes with more systems to evaluate and larger homes take longer. Plan to attend and stay for the full inspection if possible.
Should I attend the home inspection?
Yes, strongly recommended. While you'll receive a written report, being present allows you to see issues firsthand, ask questions, and learn about the home's systems. The walkthrough at the end is particularly valuable for understanding how to maintain and operate the home.
Radon Questions
Radon is a major concern in Denver and generates many questions from buyers.
Do I really need a radon test in Denver?
Yes, absolutely. Denver sits in EPA Zone 1 with the highest radon potential in the country. Approximately half of Denver homes test above the 4 pCi/L action level. Testing is the only way to know if a specific home has elevated levels. The test costs $150-200 and takes 48-96 hours.
What happens if radon levels are high?
Elevated radon is common and easily addressed. Mitigation systems (typically sub-slab depressurization) cost $800-1,500 and reduce levels by 80-99%. Most buyers request the seller install mitigation or provide a credit for installation. This is standard negotiation in Denver transactions.
Does a newer home need radon testing?
Yes. New construction often includes radon-resistant features (gravel, vapor barrier, capped pipe), but these passive systems don't guarantee low levels. Many new homes still test above action levels. Always test regardless of home age or construction features.
If the home already has a mitigation system, is testing still needed?
Yes. Verify the system is operational (fan running, no disconnections) and request post-installation test results. Systems should be retested every two years to confirm continued effectiveness. A non-functioning system provides no protection.
Foundation Questions
Denver's expansive soil creates frequent foundation questions.
My inspection found foundation cracks. Is this serious?
It depends on the type and extent. Denver's expansive clay soil causes virtually all older homes to show some foundation movement. Hairline cracks and minor settlement are common and usually not urgent concerns.
Warning signs that warrant structural engineer evaluation: cracks wider than 1/4 inch, horizontal cracks in basement walls, stair-step cracks in brick, doors and windows that don't operate properly, visible floor slopes exceeding 1 inch over 8-10 feet.
How much does foundation repair cost in Denver?
Foundation pier installation typically costs $400-600 per pier. A typical repair might require 8-15 piers, totaling $4,000-10,000. More extensive repairs can exceed $20,000. A structural engineer evaluation ($300-500) determines what's actually needed.
Should I walk away from a home with foundation issues?
Not necessarily. Foundation issues are so common in Denver that avoiding them means severely limiting your options. The key questions are: Is the movement stable or active? What repairs are needed? What will repairs cost? Many foundation issues are manageable with appropriate budgeting.
Hail and Roof Questions
Denver's hail exposure creates specific roof inspection concerns.
How can I tell if the roof has hail damage?
From the ground, hail damage is often invisible. On the roof surface, look for random pattern impacts, granule loss exposing black asphalt, and soft or bruised spots in the shingles. Also check soft metals (gutters, vents, flashing) for dents, and look at AC units and other outdoor equipment for impact marks.
Should I ask about roof insurance claims?
Yes. Roof replacement history and insurance claims provide important context. A roof replaced three years ago due to hail may have 20+ years of life remaining. A 10-year-old roof with no claims may have accumulated damage shortening its lifespan. Ask sellers about claims history and whether any claimed repairs were actually completed.
What are impact-resistant shingles and are they worth it?
Class 4 impact-resistant shingles are designed to withstand hail better than standard shingles. They cost about 20% more but often qualify for insurance premium discounts (10-30%) and provide better long-term protection. If replacing a roof in Denver, impact-resistant shingles are generally worth the premium.
Additional Inspection Questions
These questions cover specialized inspections and other common concerns.
Should I get a sewer line scope?
Yes, especially for homes over 40-50 years old. Original cast iron and clay tile sewer lines are often failing by now. The camera inspection costs $200-400 and identifies root intrusion, bellies (low spots), and deterioration before they cause backups. This small investment can prevent five-figure surprises.
What are the inspection deadlines in Colorado contracts?
Standard Colorado contracts include an inspection objection deadline (typically 7-10 days) when you must notify sellers of concerns, and an inspection resolution deadline (typically 3-5 days later) when negotiations must conclude. Missing these deadlines can affect your rights. Schedule inspections early to allow adequate time.
How do I find a qualified inspector without state licensing?
Look for ASHI or InterNACHI certification, which indicate voluntary professional standards. Verify errors and omissions insurance coverage. Ask about years of experience specifically in Denver and familiarity with local issues (expansive soil, radon, hail). Request sample reports and check online reviews.
What if the seller won't address inspection concerns?
You have options: accept the property as-is, continue negotiating (perhaps for credits instead of repairs), or terminate under the inspection provisions before your resolution deadline. Your agent can advise on which approach makes sense based on the findings, costs, and current market conditions.
Process and Negotiation Questions
These questions address what happens after the inspection.
What items should I ask the seller to address?
Focus on safety hazards, significant defects, and items that weren't disclosed or expected. Common negotiation items in Denver include radon mitigation, foundation repairs, sewer line issues, and roof damage. Don't waste negotiating capital on cosmetic items or normal maintenance.
Should I request repairs or credits?
Credits give you control over the work, contractor selection, and quality standards. Repairs ensure work is done before closing but you have less control. For significant items like foundation work, radon mitigation, or sewer replacement, credits are often preferable to ensure proper completion to your standards.
Can I get my earnest money back if I don't like the inspection?
Yes, if you terminate within your inspection deadlines. The Colorado contract allows termination during the inspection period, typically with full earnest money return. After inspection deadlines pass, termination rights and earnest money return become more limited.