Property Staging
A list of property stagers and what our experience has been
List of home stagers
Understanding property stagers in Colorado: what home sellers need to Know
When buying a home in Colorado, a home inspection is a critical step to ensure you’re making a sound investment. Whether you’re searching for homes in Denver, Boulder, Fort Collins, or Colorado Springs, understanding what home inspectors do, the services they offer, and why certain inspections like sewer scopes and radon testing are vital can save you from costly surprises. This guide will break down the role of home inspectors in Colorado, typical costs, and key considerations for home buyers, with insights to help you navigate the process confidently.
What Do Home Inspectors Do in Colorado?
Home inspectors in Colorado are generalists who conduct a thorough, visual evaluation of a home’s major systems and components. Their goal is to identify health, safety, and maintenance concerns that could impact your decision to purchase a property. Unlike specialized trades like plumbers or electricians, home inspectors provide a broad overview of the home’s condition, covering areas such as:
- Structural Components: Foundation, walls, roof, and framing.
- Exterior: Siding, windows, doors, and drainage.
- Interior: Floors, ceilings, walls, and stairs.
- Plumbing: Visible pipes, fixtures, and water heaters.
- Electrical: Wiring, outlets, and panels.
- HVAC: Heating, ventilation, and air conditioning systems.
- Appliances: Testing functionality of built-in appliances.
Home inspectors in Colorado are not required to be licensed by the state, which means qualifications can vary. Many reputable inspectors are certified by organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI), ensuring adherence to industry standards. When choosing an inspector, look for certifications, experience, and reviews to ensure quality.
Home Inspection Services and Typical Costs in Colorado
Home inspectors offer a range of services, from general inspections to specialized add-ons like radon testing, sewer scopes, and mold testing. Costs vary based on the size of the home and the scope of services. Below are typical price ranges for Colorado:
- General Home Inspection:
- Small Homes (<1,500 sq ft): $300–$450
- Medium Homes (1,500–2,500 sq ft): $400–$600
- Large Homes (>2,500 sq ft): $600–$800+
- Older homes may incur additional fees due to increased complexity.
- Radon Testing: $150–$300
- Conducted using continuous radon monitors for 48 hours or longer-term tests for 90 days+ to measure radon gas levels.
- Sewer Scope Inspection: $125–$500
- Involves using a camera to inspect the sewer line for blockages, cracks, or root intrusion.
- Mold Testing: $200–$300
- Includes air or surface sampling to detect mold, often paired with thermal imaging to identify moisture issues.
These prices are based on industry averages from reputable Colorado inspection companies.
Why Choose a Plumber for Sewer Scope Over a Home Inspector?
While many home inspectors offer sewer scope inspections, plumbers often have superior equipment and expertise due to their specialized trade. A sewer scope involves inserting a high-definition camera into the sewer line to check for structural damage, blockages, or root intrusions. Here’s why you might prefer a plumber:
- Specialized Equipment: Plumbers typically use advanced, self-leveling HD cameras designed specifically for sewer lines, providing clearer visuals than the general-purpose cameras some inspectors use.
- Trade Expertise: Plumbers are trained to diagnose and repair sewer issues, so they can better interpret findings and recommend precise solutions.
- Accuracy: A bad sewer scope evaluation from a home inspector may occur due to their lack of specialization, potentially leading to misdiagnosed issues that could affect negotiations or repairs.
A sewer scope is highly recommended in Colorado because a damaged sewer line can be a deal-killer. Repairs can cost thousands, and if a seller is unwilling to negotiate, it could impact your decision to proceed. For peace of mind, consider scheduling a sewer scope before the general inspection to address critical issues early.
The Prevalence of Radon in Colorado and EPA Guidelines
Radon is a colorless, odorless radioactive gas that’s a leading cause of lung cancer among non-smokers. In Colorado, radon is extremely prevalent, with approximately 75% of homes exceeding the EPA’s recommended action level of 4.0 picocuries per liter (pCi/L). The entire state is classified as a Zone 1 area by the EPA, indicating the highest risk for elevated radon levels, with an average of 6.3 pCi/L.
The EPA recommends:
- Fixing homes with radon levels at or above 4 pCi/L.
- Considering mitigation for levels between 2–4 pCi/L, as no level is considered completely safe.
Testing in the lowest livable area of the home (e.g., a finished basement or first floor) using a professional-grade continuous radon monitor for 48 hours or a long-term test for 90 days+.
Radon testing is critical for Colorado home buyers, especially in high-risk areas like Denver, Boulder, and Colorado Springs. If elevated levels are found, mitigation systems (costing $1,000–$2,000) can effectively reduce radon by venting it outside.
When Are Home Inspections Conducted?
In Colorado, home inspections typically occur after an offer is accepted during the due diligence period, which is often 7–14 days, depending on the contract. This allows buyers to assess the home’s condition before finalizing the purchase. Inspections are not required but are highly recommended, especially for first-time home buyers in competitive markets like Denver or Fort Collins.
Common Misconception: “Passing” a Home Inspection
A common misconception is that a home must “pass” an inspection. In reality, there’s no pass or fail—the inspection report provides a detailed list of findings, and it’s up to the buyer to decide if the home’s condition is acceptable. However, if you’re using a loan (e.g., FHA or VA), an appraiser may flag certain issues as mandatory repairs, such as:
- Peeling paint (especially in pre-1978 homes due to lead concerns).
- Leaking roofs.
- Lack of functional heating systems.
These must be addressed before closing, but other defects are negotiable between the buyer and seller.
The Home Inspection Report: What to Expect
A home inspection report is lengthy and detailed, often spanning 20–50 pages, as inspectors aim to identify as many visible defects as possible. Don’t be alarmed by the number of issues listed—every home, including new builds, will have defects noted, such as minor cosmetic issues or maintenance recommendations. The report is not an x-ray of the house; it’s based solely on observation-based evaluation, meaning hidden issues (e.g., behind walls or under flooring) won’t be detected unless specialized tools like thermal imaging are used.
Key sections of a report include:
- Summary of Major Issues: Highlights critical concerns like structural or safety hazards.
- Detailed Findings: Covers every system inspected, with photos and notes.
- Recommendations: Suggestions for repairs or further evaluation by specialists (e.g., plumbers for sewer issues).
Why Home Inspections Are Essential for Colorado Home Buyers
For home buyers in Colorado, a thorough inspection is crucial to:
- Uncover Hidden Issues: Identify problems like high radon levels or sewer line damage that could cost thousands to fix.
- Negotiate Repairs: Use findings to request seller concessions or price adjustments.
- Plan for Future Costs: Understand maintenance needs to budget accordingly.
- Ensure Safety: Protect your family from hazards like radon or mold.
In competitive markets like Denver, Boulder, or Colorado Springs, waiving inspections to make an offer more appealing can be risky. Even new construction homes can have defects, such as misaligned sewer pipes or improper insulation, making inspections invaluable.
Choosing the Right Inspector in Colorado
When selecting a home inspector, prioritize:
- Certifications: Look for ASHI or InterNACHI credentials.
- Experience: Choose inspectors familiar with Colorado’s unique issues, like radon prevalence or older homes’ clay sewer pipes.
- Comprehensive Services: Opt for companies offering add-ons like radon testing, sewer scopes, and mold testing for a complete picture of the home’s condition.
- Clear Communication: Ensure the inspector provides a detailed, readable report and is available for follow-up questions.
For specialized inspections like sewer scopes, consider hiring a licensed plumber to complement the general inspection, as their expertise can prevent costly oversights.
Conclusion: Make Informed Decisions with a Colorado Home Inspection
A home inspection is a vital step for Colorado home buyers, offering peace of mind and protecting your investment. By understanding the role of home inspectors, the importance of add-on services like radon testing and sewer scopes, and the reality of inspection reports, you can navigate the home-buying process with confidence. In high-demand areas like Denver, Boulder, Fort Collins, and Colorado Springs, partnering with a reputable inspector ensures you’re making a sound decision for your future home.
Ready to buy a home in Colorado? Schedule your home inspection today to uncover potential issues and secure your dream property. Contact us for recommendations on trusted inspectors and plumbers in your area!