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Home Inspection Insights for Colorado Springs

Posted by Susanna Haynie on September 28, 2021
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A home inspection might seem like a simple topic to address. However, you’ll likely have many questions as you dive further into the process. From finding a quality general home inspector to the types of inspections, requirements, type of home, and tackling specialty issues, it’s something that is really important to take time to do your due diligence. Related Reading: Steps to Buy a Home.

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If You’re Already Under Contract

It’s a good idea to get your inspection scheduled as quickly as possible.

  • The first two steps for home buyers to take once they are under contract is to drop off the earnest money and then schedule the home inspections. The first email you’ll receive from our transaction coordinator will address these important tasks and provide suggestions for home inspectors. We will discuss which home inspections will be important for your transaction before or during the offer process.
  • Please know that we NEVER receive any money or other incentives from vendors and contractors. We rely on buyer feedback and our own experiences. You should always interview these companies, do your research, and determine whom you’d like to hire.
  • Once you have chosen a contractor, coordinate with us to ensure we can provide access to the property for the inspection(s). It is best if you can schedule the inspection at or after 1:30pm. Our transaction coordinator will inform the seller’s agent about the appointment and get permission to enter the property.
  • We recommend that you make every effort to be present during the inspection. This is a great opportunity to learn vital details of your new home. Bring the sellers property disclosure and be sure to get all your questions answered. If you are present for the inspection, the inspector will point out issues or concerns to you as well.
  • If you are not able to be present for the inspection, simply have the inspector(s) give me a call and we’ll coordinate to get the work done. Of course, we’ll keep you informed and updated for all plans. It is best to give the inspector a call after you receive the report to discuss details and ask questions.
  • You may want to consider having a final inspection if there is an extensive list of repairs that the seller agrees to repair. It will be an additional expense, but it is worth the money to ensure repairs are done well. We can discuss this in further detail if needed.

Related Reading: What is an appraisal?

Home Inspection Considerations

Whether you are buying an existing home in Colorado Springs or doing a custom build, you might want to consider how you are going to handle home inspections BEFORE you get too far in the process. (If you are already at the end of the process, you should still find these tips helpful).

  • First, find out what is required for your particular type of loan. Different loans have different requirements. While many do not require a home inspection, we cannot recommend it enough! A good home inspection can potentially save you hundreds or thousands of dollars (and a migraine) later on.
  • Next, consider what type of home you are purchasing. Is it:

Each of these has different needs so a general home inspector may not be the ONLY inspector you need. Consider a structural engineer, an architect, or a specialist. Check with your real estate agent for recommendations on the type of inspection you want to consider. Also, reading community conversations on places like Houzz.com or similar websites can reveal some great tips based on the experience of others.

Tips for Finding a Good Home Inspector

Not all home inspectors are created equal!

Just like everything else, you have good apples and bad. Buyers tend to get overwhelmed during the home buying process because there is so much to think about and it is a massive change in their lives. As a result, when it comes to inspectors it is easy to just have a “whatever” attitude, especially if it is not a requirement. We encourage you to not gloss over this very important step. Think of a GOOD home inspector as your best friend. If they don’t find much, you have peace of mind. If they find something, then you can take care of it on the front end and negotiate terms.

1. Research, research, research! It is easy to find reviews of local inspectors on Yelp, Thumbtack, Home Advisor, Angie’s List, and my favorite: Facebook (there is A LOT of great information on Facebook). These days, word travels fast so be on the lookout for client reviews.

2. Bonded and Insured. No insurance is a deal breaker. You are putting yourselves at risk if they are not bonded and insured and something should happen during the inspection.

3. Ask your Real Estate Agent for references, BUT…..don’t go blindly with the FIRST referral you get. Go back and do your research. Agents have their favorite inspectors and that is awesome. Just make sure they are GOOD inspectors and not a family friend or kickback type relationship.

4. Find a SINGLE-MINDED inspector. Steer clear of an inspector who happens to also be a home repair guy. He or she may be a good inspector but they also may be generating business for themselves. Avoid any conflict of interest. (Besides, someone who is focused on doing one thing well….well, does that ONE thing WELL. 😄)

5. Make it a priority to be present for the inspection. And require your agent or a representative for your agent to be there as well. Most agents will already plan on attending, but perhaps consider a new agent if they make excuses. (Here’s a post on how to find a good Real Estate Agent)

6. Have the inspector take pictures of problem areas or anything that might be questionable. Keep them handy.

7. Ask to see how they draw up their report. A good inspector will have samples of what their reports look like. This helps you know if they are detailed and can communicate their findings in a way that you can understand as well.

8. Make sure they are certified by the American Society of Home Inspectors or another quality association.

9. Ask to see their checklist for doing an inspection and about how long it will take them to review your home. The inspection should take several hours. (Here’s a checklist by TotalHomeInspection.com. It’s good to know what you should expect from a home inspector.)

10. Referrals. This is like #1. Ask, research, discover their reputation. Plus, look at the going rates.

How much is a home inspection in Colorado?

The cost of home inspections vary by inspection company, size of the home, number of structures to be inspected and government requirements. The average general home inspection starts at $300 for a small townhome and goes up from there. Home inspectors will also include barns, detached garages, sheds and other structures. Additional structures will increase pricing. 

There are new state requirements for radon testing. You can click here for more information about radon from the EPA. Starting July 2022, companies offering professional radon measurements and radon mitigation system installation must be be licensed and registered with the Department of Regulatory Agencies. This has increased the pricing for radon testing, so expect to pay $200+ for a separate digital test. Alternatively, you can administer a radon test yourself with a test kit from your local hardware store. You can click here to get information about discounted radon test kits from the Colorado Department of Health.

Where is radon in Colorado? Colorado map of Radon Zones

A sewer scope is usually pretty straight forward and will cost you around $150+. 

Get two opinions!

So many recommend spending the extra money to have TWO inspections by different companies. The reason is most general home inspectors are retired from their previous profession and are experienced in one particular area. Also, it is always good to have two sets of eyes. Maybe one of your “inspectors” is actually an architect or a structural engineer. Talk with your agent to discuss any particular needs your new home may have. That might determine what type of home inspection you want as your “backup.”

Having a detailed and attentive inspector can save you money. We heard about a situation where the inspector went through an older home in the country rather quickly and didn’t look at a lot of things. The day the buyers moved in they discovered the water heater was rusted through and the pump for the well needed to be replaced. This SHOULD have been caught during the inspection. While this is a minor example, there could be issues that are missed which have a much bigger impact on your wallet. In any case, it is always worth the money to be prudent.

Questions? Need recommendations for a home inspector? Email (susanna@co-regroup.com), text or call (719-219-9739).

Click here to download your free home buyer guide



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