Colorado Springs Home Inspection

The Colorado Contract to Buy and Sell Real Property (CBS-1) contains specific language that affords buyers the opportunity to inspect the physical condition of any property they are under contract to purchase prior to actually closing on that property.There are a multitude of opinions and approaches to the entire inspection process. This is an outline of how we approach the property inspection.

Once we have found a home that the buyer wants to purchase and we actually have that home under contract the “Due-Diligence” period beings. “Due-Diligence” is a short period of time, generally a couple of weeks for the buyer to get their financing in order and perform the inspections and investigations necessary to have a clear picture of the property’s condition.

In the old days the motto was Caveat emptor, Latin for "let the buyer beware". Times have changed and the advent of Buyer Agency has certainly created a more level playing field. During the actual inspection our goal is to expose any potential health, safety, structural or mechanical issues.

The inspection is our time in the house with a trained professional, time to discover the true condition of the property you are about to buy. This is why the choice of an Inspector is an important one. Property inspectors are not licensed or regulated but there are organizations that set guidelines, standards and promote general competence in the field. Organizations like The American Society of Home Inspectors ASHI, National Association of Home Inspectors NAHI, Additionally, personal referrals and past experiences can help find a skilled inspector. Membership in one of the above organizations should be a minimum requirement.

Inspectors generally follow a specific routine as well as a set of standards or guidelines, when they perform an inspection (here are ASHI’s guidelines). The inspection usually begins with the roof and exterior and then progresses in towards the center of the home. The inspection should address all of the major systems of the home as well as any structural, health and safety issues.

It’s important to note the home inspector is a generalist. When there are serious structural, mechanical or electrical issues, the inspector should recommend further evaluation by a licensed specialist (much like a Doctor).   

After the inspection, the purchaser can request repair, replacement or remuneration for any conditions they deem unacceptable. The prospective seller then has then right to address the buyers concerns. Ideally both parties agree and we proceed to the closing.

In many cases the inspection becomes a re-negotiation of the contract. Additionally, the inspection phase of a real estate transaction can become an emotional struggle. The seller feels like they have already bent as far as they are willing and now the buyer is coming back asking for more. The buyer on the other hand feels like the seller agreed on the price because they knew these issues existed and they aren’t going to get stuck with someone else’s problems. A good broker will keep the entire transaction in perspective for their clients, present facts and facilitate what is right, not necessarily what is easy.

The climate of the “Front Range” creates some unique inspection issues. Here is a list of common inspection issues: Click Here to view information on the most common inspection issues in the Front Range.