You found the right home in Homestead Hills, but the inspection step feels like a maze. You are not alone. The inspection contingency is designed to protect you while you learn what you are buying and decide how to move forward. In this guide, you will learn how inspection contingencies work in Colorado, what to inspect in Thornton, how to negotiate repairs or credits, and when it makes sense to walk away. Let’s dive in.
What an inspection contingency is in Colorado
An inspection contingency is a clause in your purchase contract that gives you time to inspect the property, request repairs or credits, or terminate if needed. In Colorado, most buyers and sellers use Colorado Association of REALTORS forms, which set clear inspection and objection deadlines. The length of your inspection period is negotiated in the contract, and typical practice is 7–15 calendar days. If you follow the contract deadlines, your earnest money is usually protected if you choose to terminate within the contingency terms.
Your exact rights and timelines come from your signed contract. Review the dates closely and coordinate with your agent. Written notices are required to keep your options open.
A simple timeline for Homestead Hills buyers
- Contract accepted - start the clock.
- Order your general home inspection right away, plus likely add-ons like radon and a sewer scope.
- Complete inspections within the agreed period, often 7–15 days.
- Receive written reports and decide what to request.
- Submit your written inspection objection by the deadline.
- The seller responds with repairs, a credit, a price change, or a refusal.
- If you agree, sign an amendment. If not, you can terminate within your contingency window or proceed as-is.
Common inspections in Thornton
A general home inspection covers major systems like roof, structure, plumbing, electrical, and HVAC. Expect a typical single-family inspection to run about $300–$600, depending on home size and the inspector. Your inspector will flag what is visible and accessible and may recommend specialists for anything major.
Thornton buyers often add:
- Radon test - Colorado has elevated radon potential. The EPA action level is 4.0 pCi/L.
- Sewer line scope - checks for root intrusion, cracks, or collapsed lines.
- Roof inspection or infrared scan - helpful if the roof is older or shows irregularities.
- Chimney or fireplace inspection - important for solid-fuel systems or masonry concerns.
- Structural engineer - when there are significant cracks or movement.
- Pest inspection - checks for wood-destroying organisms.
- Mold or moisture testing - when there are signs of past water intrusion.
- HVAC, plumbing, or electrical specialist - for system-specific issues.
- Water quality test or septic inspection - only if applicable.
Approximate add-on costs:
- Radon: $100–$200
- Sewer scope: $150–$400
- Structural engineer: $300–$1,000+
- Pest inspection: $75–$200
Local risks to watch in Homestead Hills
- Radon: Elevated potential is common across Colorado. Many buyers test during the inspection period and negotiate mitigation when levels meet or exceed 4.0 pCi/L.
- Basements and drainage: Watch for water intrusion, musty odors, or inadequate grading. Sump pumps, perimeter drains, and egress windows should be evaluated.
- Soil movement: Freeze-thaw cycles and expansive soils can cause settlement. Large cracks or uneven floors may warrant a structural review.
- Roofing and snow: Proper flashing and gutter routing matter for snow-melt drainage and to avoid ice dams.
- Stucco or EIFS: Improper flashing can trap moisture. Ask your inspector to check cladding and details for signs of intrusion.
- Mechanical at altitude: Verify HVAC sizing, venting, and maintenance history.
- Utilities and HOA: Most homes here have municipal water and sewer, but confirm. For HOA properties, review CC&Rs, financials, and meeting minutes for reserves and any special assessments.
- Permits: Check City of Thornton and Adams County records for major additions or remodels. Unpermitted work is a common red flag.
- Floodplain and drainage: Confirm any mapped floodplain status or drainage easements. Lot drainage affects long-term maintenance.
Red flags that justify deeper review
- Active basement water intrusion or evidence of past flooding
- Large or growing foundation cracks or significant floor slope
- High radon levels without a mitigation plan
- Electrical hazards such as DIY wiring or overloaded panels
- Unpermitted additions or major remodels
- Roofs at end-of-life with leaks or decking issues
- Sewer scope findings like root intrusion or collapsed lines
- HVAC systems beyond typical service life or improper venting
- Active pest or wood-destroying-organism damage
- HOA special assessments, low reserves, or pending litigation
- Properties in mapped floodplains or with poor lot drainage
Smart negotiation options
If your inspection finds issues, you have options. Common solutions include seller-completed repairs before closing, a credit at closing, or a price reduction. Some sellers may refuse, and you can decide to proceed or terminate within your contingency window. Escrow holdbacks for repairs are possible but less common and require a clear agreement on scope and amount.
Lenders focus on safety and habitability. If the appraiser or inspector flags something serious, your lender may require repairs before funding. Plan your requests with that in mind.
Buyer best practices
- Schedule your general inspection and likely add-ons immediately after going under contract.
- Confirm your inspection and objection deadlines and set calendar reminders.
- Attend the inspection. Ask questions about maintenance and expected life spans.
- Prioritize safety and habitability over cosmetics in your requests.
- Get specialist opinions and estimates for big-ticket items.
- Review seller disclosures and check permit records early.
- If there is an HOA, request governing docs and financials and review for reserves and assessments.
- Keep all inspection requests and responses in writing to protect your rights.
What the contingency does not cover
An inspection report is not a punch list the seller must complete. Sellers are not required to fix every item, and you will negotiate what matters most. Verbal agreements do not preserve your rights, so put all requests and responses in writing. Missing a deadline can limit your options, including earnest money protection.
A simple inspection-day game plan
- Be present for the last hour of the inspection walkthrough.
- Ask your inspector to explain major systems and maintenance items.
- Take notes and rely on the written report with photos.
- Flag any major concerns that need specialist follow-up before your objection deadline.
How your agent helps you win this step
Your agent should help you line up qualified inspectors quickly, track every deadline, and focus your requests on health, safety, and major cost items. A strong negotiator will secure repairs or credits that keep your long-term costs predictable. When issues are too big, your agent will guide you through terminating within the contingency so you can protect your earnest money and move on with confidence.
If you want a hands-on partner for Homestead Hills and the wider Thornton area, reach out to Jackie Roacho. You will get clear guidance, local insight, and steady negotiation from contract to closing.
FAQs
How long should a Colorado inspection contingency be?
- Typical ranges are 7–15 calendar days, but the timeline is negotiated in your contract and should fit your lender and specialist scheduling needs.
Are radon and sewer scopes necessary in Thornton?
- They are not required by law, but many buyers add them due to elevated radon potential in Colorado and the risk of sewer line issues, especially near mature trees.
What if the seller refuses to fix inspection items?
- You can accept the home as-is, negotiate a credit or price reduction, or terminate within your contingency deadlines to keep your earnest money per the contract.
Who pays for inspections, and what do they cost?
- Buyers typically pay; expect about $300–$600 for a general inspection, plus common add-ons like radon at $100–$200 and sewer scope at $150–$400.
Can inspection findings affect my mortgage approval?
- Yes, lenders may require repairs for health and safety or habitability issues, such as major roof, electrical, HVAC, or structural problems, before funding.
Can I cancel after inspection and keep my earnest money?
- Usually yes, if you deliver written notice within your inspection contingency deadlines as specified in your executed contract.
