Home Inspection Process in Colorado Springs (2026): What Buyers Should Expect From Booking to the Objection Deadline

The home inspection process in Colorado Springs is short, a little nerve-wracking, and one of the most important pieces of your purchase. Here's the quick version: once you're under contract, you hire your own inspector, they spend a few hours going through the house, you get a report, and then you decide whether to move forward as is, ask the seller to fix or credit something, or walk away. And all of that has to happen before the deadlines written into your Colorado contract.

That last part is where buyers get tripped up. The inspection itself is easy. The timing, the add-on tests that matter in the Pikes Peak region, and knowing what's worth negotiating? That's where strategy comes in. Let's walk through it.

Step 1: The Inspection Clock Starts When Your Contract Is Signed

Colorado buyers typically use the Colorado Real Estate Commission's approved Contract to Buy and Sell Real Estate. That contract has blank deadlines that get negotiated in your offer, including an Inspection Objection Deadline and an Inspection Resolution Deadline. There's no single statewide number of days. Your offer sets them.

Translation: the day your contract is fully signed, you should already be calling inspectors. In a busy season, good inspectors book out, and you don't want to be stuck choosing between a rushed inspection and a blown deadline.

One thing we tell our buyers: when we write the offer, we talk through how many days you realistically need for inspection plus any specialty tests. Shorter deadlines can make your offer more appealing to a seller, but they only help you if you can actually hit them.

Step 2: Choose Your Inspector (Colorado Doesn't Do It for You)

Here's something a lot of people don't know: Colorado does not have a state license for home inspectors. Anyone can call themselves one. That means vetting matters more here than in states with a licensing board.

When you're comparing inspectors, ask:

• How long have you been inspecting homes in El Paso County?
• Do you hold a certification from a professional association, and do you follow a written standard of practice?
• Do you carry errors and omissions and general liability insurance?
• Will you walk the roof if it's safe, or inspect it by drone or from the ground?
• Do you offer radon testing and sewer scopes, or do you refer those out?
• Can I see a sample report?
• Can I attend the inspection, or at least the walkthrough at the end?

Your agent can share names of inspectors other clients have used, but you choose and you hire. The inspector works for you, not the seller and not us.

Step 3: What a Standard Home Inspection Covers

A general home inspection is a visual, non-invasive look at the home's major systems and components on the day of the inspection. Inspectors don't open walls, move the seller's furniture around, or predict the future. Generally, expect them to look at:

• Structure and foundation: visible cracks, signs of movement, grading and drainage around the house
• Roof: shingles, flashing, gutters, signs of wear or damage
• Exterior: siding, windows, doors, decks, driveways and walkways
• Electrical: panel, visible wiring, outlets, GFCI protection
• Plumbing: supply and drain lines they can see, water heater, fixtures, signs of leaks
• Heating and cooling: furnace, AC or evaporative cooler, basic operation
• Interior: walls, ceilings, floors, stairs, built-in appliances
• Attic and crawlspace: insulation, ventilation, moisture, pests where accessible

Plan on the inspection taking a few hours depending on the home's size and age. If you can be there for the last part, do it. Hearing the inspector explain a finding in person is a lot less scary than reading "recommend further evaluation by a qualified professional" over and over at 11 p.m.

Step 4: Add-On Tests That Matter in the Pikes Peak Region

This is where Colorado Springs gets its own chapter. A general inspection is the baseline, but several of the biggest issues around here aren't fully covered by it.

Radon testing

Radon is a naturally occurring radioactive gas you can't see or smell. The EPA places El Paso County in its Zone 1, the highest radon potential category, and El Paso County Public Health reports that more than 40 percent of homes tested in the county between 2005 and 2023 had high levels. Levels vary a lot from house to house, even next door, so the only way to know is to test.

The EPA's Home Buyer's and Seller's Guide to Radon recommends fixing a home at 4 picocuries per liter (pCi/L) or higher. A short-term test during your inspection window is common. If results come back high, mitigation is a known, fixable item that buyers frequently negotiate.

Sewer scope

A sewer scope sends a camera down the main sewer line from the house to the connection with the city or district line. A standard inspection doesn't do this. Roots, sags, cracks and old pipe materials can all hide underground, and the line from the house to the street is generally the homeowner's responsibility. Since this is one of the more expensive surprises you can inherit, a scope is usually worth it, especially on older homes or anything with mature trees in the yard.

Foundation and soils

The Colorado Geological Survey calls expansive (swelling) soil Colorado's most significant geologic hazard, and it's common along the Front Range. Clay soils swell when wet and shrink when dry, which can move foundations, slabs and driveways. Your inspector will flag visible cracks, uneven floors and drainage problems. If something looks like more than normal settling, the next step is a structural engineer, not a guess.

Roof

Hail is a fact of life on the Front Range. Ask how your inspector evaluates the roof, ask the seller about roof age and any past claims, and remember that an inspection isn't an insurance adjuster's opinion. Before your deadlines pass, also talk to your insurance agent, since roof condition can affect your coverage and your deductible.

Septic and well (rural and some eastern El Paso County properties)

Parts of Black Forest, Peyton, Falcon and other areas outside city utilities use private wells and septic systems. A general inspector usually won't fully evaluate either. For septic, hire an inspector certified for that work. El Paso County's rules on septic inspections at the time of sale changed in 2026, with the Board of Health voting to drop its inspection-at-sale mandate. Our take: whether the county requires it or not, you want to know the condition of a system you're about to own. For wells, ask about water quality testing and the well permit.

Other items, case by case

• Chimney inspection if you plan to use a wood-burning fireplace
• HVAC service by a licensed contractor if the system is older or the inspector flags it
• Mold testing only when there's a moisture issue that points to it
• Pest inspection if there are signs of activity

Step 5: Reading the Report Without Panicking

Every inspection report has findings. Every single one, including brand-new construction. A long report doesn't mean a bad house, and a short report doesn't mean a perfect one.

The trick is sorting the findings into buckets:

1. Safety issues: electrical hazards, gas concerns, missing safety features, high radon
2. Big-ticket items: roof, foundation, sewer line, furnace, water heater, structural concerns
3. Maintenance items: caulking, a loose handrail, a dripping faucet, filters, minor grading
4. Cosmetic stuff: scuffs, worn carpet, dated finishes

Buckets one and two are where your negotiating energy belongs. Buckets three and four are homeownership. Asking a seller to fix 40 small things usually doesn't go well, and it can sour a deal that was otherwise fine.

Step 6: The Inspection Objection and Resolution

If you want something addressed, your agent delivers an objection to the seller using the Commission's Inspection Objection Notice before your Inspection Objection Deadline. The notice lists the items you're unhappy with and what you're asking the seller to do about them.

From there, buyer and seller negotiate. Common outcomes:

• Seller repairs: the seller fixes specific items before closing, ideally by a licensed contractor with receipts
• Credit or price reduction: the seller gives money toward closing costs or lowers the price so you can handle the work your way (your lender has to approve credits and any change to the terms)
• Some of each
• No changes: the seller declines and you decide whether to proceed

Here's the part to know cold: under the Colorado form, if you and the seller don't sign a written resolution by the Inspection Resolution Deadline, the contract terminates unless you withdraw your objection in writing by that deadline. Missing a date isn't a small thing. It can end the deal or lock you into the house as is.

Your earnest money protection also depends on following those deadlines correctly, which is one more reason to keep a close eye on the calendar.

Appraisals Are Not Inspections (Especially for VA and FHA Buyers)

We hear this one a lot, especially from our military clients using VA loans: "The VA appraiser checks the house, so I don't need an inspection, right?" Not right.

An appraisal is for the lender. It confirms value and, for VA and FHA loans, checks the property against basic minimum property requirements. It is not a detailed look at every system. HUD's own "For Your Protection: Get a Home Inspection" form tells FHA buyers that the appraisal is not a home inspection. The same logic applies to VA appraisals. Get the inspection.

Does New Construction Need an Inspection?

Yes. New homes have findings too, and with all the new construction in areas like Meridian Ranch, Falcon and the northeast side of Colorado Springs, this comes up constantly. Many buyers schedule a pre-drywall inspection while walls are open, then a final inspection before the builder walkthrough. Check your builder's contract first, since builders set their own rules on access and timing.

Frequently Asked Questions

How long does a home inspection take in Colorado Springs?

Most general inspections take a few hours. Larger homes, older homes and add-on tests like radon or sewer scopes add time, and a radon test needs to sit for its testing period before results come back.

Who pays for the home inspection in Colorado?

The buyer typically pays for their own inspection and any add-on tests. Because the inspector works for you, you hire them and pay them directly, usually at or before the inspection.

Can a seller refuse to make repairs after the inspection?

Yes. The seller doesn't have to agree to anything in your objection. If you can't reach a written agreement by the Inspection Resolution Deadline, the Colorado contract terminates unless you withdraw your objection in writing and accept the home as is.

Is radon testing required when buying a home in Colorado Springs?

No, it isn't required, but it's strongly worth doing. El Paso County is in the EPA's highest radon potential zone, and the county health department reports that a large share of tested homes had high levels.

Should I get a home inspection if I'm buying with a VA loan?

Yes. The VA appraisal checks value and minimum property requirements for the lender, but it isn't a full inspection of the home's systems. A separate inspection protects you.

Can I be at the home inspection?

Usually, yes, and we recommend it, at least for the end walkthrough. Confirm with your inspector and coordinate access through your agent, since the home is still the seller's property until closing.

What if the inspection finds something really serious?

If it happens before your Inspection Objection Deadline, you have options: bring in a specialist, negotiate, or terminate under the contract. Talk with your agent right away so you don't lose time against your deadlines.

Ready to Buy Without Getting Blindsided?

The inspection is your best chance to understand what you're actually buying, and in Colorado it comes with deadlines that don't wait for anyone. If you're getting ready to buy in Colorado Springs, Peyton, Falcon or anywhere in the Pikes Peak region, Crystal Sisler and Shawn Bedel with Everyday Properties & Investments, powered by eXp Realty, can help you plan your inspection window, decide which add-on tests make sense for the specific house, and negotiate the stuff that's actually worth negotiating. Call or text us at 719.238.1771.

This article is general information, not legal, inspection or financial advice. Contract terms and county rules change, so confirm details with your agent, lender, inspector or attorney for your specific situation.