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Compass
200 Columbine St
Denver, CO 80206 -
Sallie Simmons
You finally get under contract on a Denver home. Then the inspector spends several hours looking at it, sends you a report that may run dozens of pages, and suddenly it appears that absolutely everything is wrong with the house.
That reaction is normal.
A thorough inspector documents what they observe. They are not writing a love letter to the beautiful kitchen, the sunny backyard, or the neighborhood you are excited about. They are identifying conditions, deferred maintenance, safety concerns, visible defects, and systems that may need repair, monitoring, or further evaluation.
A long inspection report does not automatically mean a bad house—particularly in older Denver housing stock. A 1950s brick ranch should not produce the same report as a two-year-old new build. But “it’s an old house” is not a reason to dismiss legitimate concerns, either.
The balance is simple: don’t catastrophize, and don’t dismiss. Investigate.
This guide explains what a general inspection covers, the additional inspections I commonly recommend in Denver, how I help buyers sort meaningful findings from normal homeownership items, when specialists need to get involved, and what happens during the inspection process under a Colorado contract.
A general home inspection is primarily a visual examination of accessible systems and components. It gives a buyer a professional snapshot of the property’s observable condition at that point in time.
It is not:
The inspector’s job is to identify and document conditions. My role with a buyer is different: help them understand what those conditions mean for their decision, determine when more information is needed, get the right specialists involved quickly, and help them negotiate from a position of actual knowledge.
The inspection is not supposed to find a perfect house. It is supposed to give you enough information to decide whether this is still the right house at this price and on these terms.
A general inspection is broad. While the exact scope depends on the inspector and property, buyers can generally expect observations about accessible components such as:
The general inspector is often the first professional to spot a concern. They are not necessarily the final word on a roof, sewer line, HVAC system, electrical panel, structural movement, mold, chimney, or plumbing issue. That distinction is important.
Depending on the property’s age, location, construction, systems, and inspection findings, I often recommend additional testing or specialty evaluation during the inspection period. This is not because every Denver house is a disaster. It is because a general inspection has limits, and buyers deserve information about expensive or hidden systems before they commit.
A sewer scope is one of the most useful additional inspections for many Denver properties, especially older homes. A camera is run through the sewer lateral so a contractor can visually evaluate the line between the house and the municipal connection, when accessible.
A scope may reveal roots, cracks, offset joints, bellies, deterioration, obstructions, older pipe materials, or previous repairs. It may also show that the line is functioning well. The purpose of a sewer scope is not to prove the sewer is bad. It is to find out what condition it is actually in.
When a sewer scope identifies something concerning, I want a qualified sewer contractor to review the video, explain the issue in plain English, and provide a repair or replacement recommendation and quote when appropriate. The finding may call for monitoring, cleaning, a targeted repair, or a more substantial plan. The scope itself is the starting point—not the conclusion.
For more on older Denver sewer lines, replacement approaches, and why trenchless work can matter when patios or landscaping are involved, see 12 Things About Denver Homes That Might Surprise You If You’re Moving to Colorado.
Radon testing is routine in Colorado home buying. Radon is a naturally occurring radioactive gas that cannot be seen or smelled, and testing tells you what is happening in that specific property.
An elevated result does not automatically mean a buyer should terminate. Mitigation systems are common, and many homes have a PVC pipe and fan system designed to pull radon gas from beneath the home and vent it outside. The question is not whether radon exists in Colorado—it does. The question is what the test shows at the house you are buying and what a mitigation solution would involve if needed.
For the deeper explanation, including testing, mitigation costs, and contract considerations, read Radon in Denver Homes: Testing, Mitigation Costs, and What It Means for Your Contract.
A general inspector may evaluate the visible roof condition, but sometimes a qualified roofer needs to be involved. That is particularly true when there is suspected hail damage, missing or damaged shingles, questionable prior repairs, evidence of leakage, installation concerns, an aging roof, or an insurance question.
“The roof is old” and “the roof has failed” are not the same thing. A functioning older roof may still have useful life. But it can also create insurance or underwriting questions based on age, condition, carrier, deductible, claims history, and policy terms.
Sometimes a buyer needs two separate answers: What condition is the roof actually in? And will my insurer cover this property and roof on terms I am comfortable accepting? Both matter before the insurance deadline.
For Colorado-specific context on hail, Class 4 shingles, roof coverage, and the way insurance costs can affect ownership, read Insurance Shock in Denver: Rising Costs, Condos, HOAs, and Homeowners.
A general inspector may flag a furnace that is not operating correctly, AC that is not cooling appropriately, boiler concerns, an evaporative cooler issue, corrosion, evidence of prior leakage, a combustion concern, or a system that appears near the end of its expected service life.
That does not automatically mean the seller owes the buyer a brand-new system. Age is not the same as failure. But “it is working today” is not the end of the analysis either.
When something warrants it, bring in an HVAC professional during the inspection timeline. The relevant questions are condition, expected useful life, safety, repairability, replacement cost, and the buyer’s tolerance for taking on that future expense. A 20-year-old furnace that is properly functioning may be very different from a 20-year-old furnace with a safety issue, a failing heat exchanger, or no reasonable repair path.
An inspector may identify older or concerning electrical panels, double taps, improper wiring, missing GFCI protection, open grounds, unsafe modifications, or other electrical issues. When the concern is significant or unclear, the right next step is a licensed electrician—not a buyer trying to decode a 40-page report alone.
Federal Pacific and Zinsco panels sometimes appear in older Denver homes. Seeing one named in an inspection report is not automatically the end of the transaction. I have helped buyers navigate many Federal Pacific and Zinsco replacement situations, including in competitive markets. The key is getting a qualified electrician involved, understanding the condition and replacement implications, then deciding what matters in the context of that house and deal.
For the detailed discussion of those panel types and why they warrant professional evaluation, read 12 Things About Denver Homes That Might Surprise You If You’re Moving to Colorado.
Inspection report: FOUNDATION CRACK OBSERVED.
Buyer: “Oh my God, the house is falling down.”
It is an understandable reaction. Foundation cracks can mean wildly different things. Some are minor or stable. Some are related to normal settling, shrinkage, or cosmetic conditions. Others can indicate meaningful structural movement, drainage problems, expansive soil issues, or a concern that needs a structural engineer or foundation specialist.
A general home inspector is not necessarily the person who should make the final structural diagnosis. When the concern warrants it, we bring in the appropriate professional.
I recently worked with a home that had visible cracks that understandably worried the buyer. A reputable foundation company evaluated the property and found the cracks had existed but had not moved since they developed. The recommended path was to seal them to reduce the risk of water intrusion and future moisture-related damage.
On another transaction, the entire back of the home was sinking because of its proximity to a creek. We could have terminated. Instead, we obtained three quotes, understood the repair scope, and negotiated for the seller to pay for the structural work at closing.
The lesson is not that cracks are always fine. It is that you should not catastrophize and you should not dismiss. Investigate. A crack can be a manageable maintenance item, a $1,000 repair, or a much more significant structural project. The buyer needs enough information to know which situation they are actually facing.
For a deeper look at expansive soil, drainage, gutter extensions, floating walls, and structural movement in Colorado homes, read 12 Things About Denver Homes That Might Surprise You If You’re Moving to Colorado.
An inspector may identify staining, an active leak, a previous leak, elevated moisture, suspected microbial growth, crawlspace moisture, drainage concerns, or visible plumbing leakage.
The important question is not merely, “Is that mold?” The more useful questions are: Where is the moisture coming from? Is it active? What needs to be corrected? Has the area been properly repaired? And is remediation or another specialist appropriate?
Water stains can tell a story, but they do not always tell the whole story. A stain may be old and dry. Or it may be evidence of an active roof, plumbing, grading, or drainage issue. The inspection period is where we slow down, identify the source, and get additional information when the answer is not clear.
There are no automatic dealbreakers that apply to every buyer and every house. But these categories deserve serious attention, more information, or specialist input:
Context matters. These items are often maintenance or improvement issues rather than automatic dealbreakers:
If an inspector is doing a thorough job, they are going to find things. That is literally why you hired them. A 70-item report does not mean 70 emergencies.
I do not treat every line item equally. I help buyers sort findings into six practical categories:
Not every item belongs in an inspection objection. A useful inspection objection focuses on conditions that matter to that buyer, in that house, at that price, in that market.
For a broader buyer decision-making framework, read The Biggest Regrets Denver Home Buyers Have—and How to Avoid Them and Buying a Home in Denver: What It Actually Takes to Win Without Overpaying.
The inspection period is a process, not a single event. Depending on what the general inspection finds, the right next step may involve a structural engineer, foundation specialist, electrician, plumber, sewer contractor, roofer, HVAC contractor, chimney professional, mold or environmental professional, or another qualified trade.
My job is to get the right person looking at the right problem quickly enough that my buyer can make a decision before the contractual deadlines. That means coordinating access, obtaining quotes when appropriate, helping clients compare recommendations, and keeping the moving pieces organized.
Choosing the right inspector matters too. If you are still preparing to buy, read my exact checklist for choosing a reliable Denver home inspector.
Colorado’s contract process has specific deadlines, and your particular contract controls. In plain English, an Inspection Objection is the buyer’s written notice identifying conditions they consider unsatisfactory and require the seller to address.
An Inspection Resolution is the written agreement reached if the parties agree on how to handle those items. That could involve repair, replacement, a concession where appropriate, a price adjustment, another negotiated solution, or an agreement to proceed without changes.
The seller is not automatically required to agree to every request. If the parties do not reach a written agreement by the applicable Inspection Resolution Deadline, the contract consequences depend on the specific contract, notices, and deadlines. This is why calendar control matters so much.
Colorado Real Estate Commission-approved contracts and forms govern the process. You can review the Colorado Division of Real Estate’s contracts and forms page here. This is general information, not legal advice; always rely on the dates and terms in your signed contract.
Potentially, you can ask for anything. That does not mean you should ask for everything, and it does not mean the seller will agree.
The better question is: What matters enough to this buyer, in this house, at this price, in this market, to address before moving forward?
A $500 repair may matter enormously if it is a safety issue. A $5,000 repair may matter less to a buyer who already planned to replace that component. A major issue may be manageable if the seller is addressing it, the price reflects it, or the buyer has the resources and appetite to take it on.
Market conditions matter, but they should not override your risk tolerance. A buyer should never feel pressured to accept an issue they do not understand simply because they are afraid of losing a house.
The inspection process is not: buyer produces repair list, seller is legally required to complete repair list.
It is a contractual negotiation governed by the terms and deadlines of the signed contract. The seller may agree, agree to some items, propose an alternative, offer a concession where appropriate, decline, or negotiate something completely different. The buyer then decides what to do according to the contract and their own comfort level.
My goal is not to force every buyer through inspection because a closing is the only definition of success.
Sometimes the investigation shows that a concern is manageable. Sometimes the repair is expensive but the economics still work. Sometimes the seller addresses the issue. And sometimes the buyer learns enough to say, “Nope, this is not the house for me.”
That is okay.
A successful inspection is not one that ends with closing. It is one that prevents a buyer from making a decision without understanding what they are buying.
I do not expect a Denver home to have a perfect inspection. I have never needed a house to be perfect for it to be a good purchase.
What I want is enough information for my buyer to understand what they are taking on: what is wrong, how serious it is, who should evaluate it, what it may cost, whether it can be repaired, who may pay for it, and whether the buyer is still comfortable moving forward.
If you are preparing to buy in Denver, start with the Denver Buyer Game Plan. And if you are already under contract or want an agent who treats inspection as a decision-making process—not just a box to check—let’s talk before you begin your search.
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Compass
200 Columbine St
Denver, CO 80206
Sallie Simmons