Buying a home in Longmont is exciting, but the inspection phase can feel intense. You want to protect your budget and avoid surprises, yet Colorado’s contracts and deadlines move fast. In this guide, you’ll learn how inspection objections work in Colorado, what to expect in Longmont, and how to negotiate repairs or credits with confidence. Let’s dive in.
How Colorado inspections work
Colorado uses standard purchase contracts created by the Colorado Real Estate Commission. These forms outline your inspection rights, the deadlines you must meet, and how to object to findings. You can review the official forms through the state’s site for Colorado DORA — Real Estate Forms.
Your contract will include an inspection period with a specific deadline. During this time, you complete inspections and decide whether to accept the home, request repairs or credits, or terminate. If you object, you must deliver a written Inspection Objection by the deadline identified in your contract.
After you object in writing, the seller can agree, refuse, or counter. If you and the seller sign a written agreement by the contract deadlines, the deal continues with those terms. If you do not object in time, you typically waive inspection objections and proceed as inspected, unless your written contract says otherwise.
If repairs are agreed on, you can usually verify completion before closing. Many buyers ask for a re-inspection or specialist verification when work touches safety or major systems.
Longmont timelines and local checks
Inspection timelines in Longmont and Boulder County are set by your contract and shaped by market pace. In competitive situations, buyers sometimes use 3–5 day inspection windows. In balanced markets, 7–14 days is common to allow for specialty tests and contractor bids.
Longmont’s Building Division maintains permit histories, which helps you confirm whether past work was permitted and finalized. Before you object, it can help to check Longmont Development Services permit records for remodels, finished basements, or system replacements. For properties outside city limits, verify records with the Boulder County property site.
Radon testing is common in Colorado, and mitigation requests are typical when levels are elevated. For context on testing and action levels, see the EPA’s radon guidance and the Colorado Department of Public Health & Environment radon resources. Plan for 48–72 hours of closed-house conditions for many radon tests.
Most Longmont homes are on municipal water and sewer, but rural or edge properties can have wells or septic. If that applies, you will need specialist inspections for yield, water quality, tanks, and drainfields. Scheduling specialty vendors can take several days, so build that into your timeline.
Common findings and buyer requests
Safety hazards
Safety issues rise to the top of most objections. Examples include exposed wiring, evidence of gas leaks, or structural instability. Buyers typically request licensed repairs before closing or a credit that covers the work. Severe hazards can lead to termination if not resolved.
Major systems
Roofs, foundations, HVAC, plumbing, and electrical are frequent focus areas. You might request roof leak repairs with documentation, evaluation by a structural engineer if movement is suspected, or licensed electrician remediation for unsafe panels. Sewer camera inspections are common on older lines. Many buyers attach contractor estimates to clarify costs and support repair or credit requests.
Health and indoor air
If a radon test shows elevated levels, a typical solution is a mitigation system or a credit reflecting installation costs. Moisture and mold concerns often lead to drainage corrections, vapor barriers, or remediation. For older homes, you may consider testing where asbestos or lead-based paint could be present; treatment paths depend on results and scope.
Permits and unpermitted work
Unpermitted additions or system updates are common red flags. You can request that the seller obtain retroactive permits, provide documentation, or correct the work to code. Outcomes vary, so it helps to reference permit history and be clear about what documentation you want.
Cosmetic vs material
Most sellers push back on cosmetic fixes. Focus your objection on material defects that affect safety, major systems, livability, or transactionability. Keeping your list tight makes agreement more likely.
Deadlines, documentation, and negotiation
Write a focused objection
Deliver your Inspection Objection in writing by the deadline. List each item clearly, state the requested remedy, and attach relevant pages from the inspection report. Add photos and licensed contractor bids when available. Clear documentation speeds up decisions and reduces back-and-forth.
Seller responses and options
The seller can accept, refuse, or counter. Your options include:
- Seller completes repairs before closing with licensed contractors and receipts.
- A credit toward closing costs or a price reduction.
- Escrow of repair funds if work must occur after closing. Support escrow amounts with estimates and set a clear completion window.
- Proof of permits, warranties, and receipts for recent work.
- Re-inspection or specialist verification after repairs.
Make sure any agreement is written and signed. Keep all reports, estimates, and correspondence.
If deadlines are missed
If you miss the inspection objection deadline without an extension, you usually lose the right to object or terminate based on inspection findings. The contract controls, so watch the calendar closely. If talks stall and your contract allows, you can choose to terminate within the permitted period.
When to bring in specialists
Bring in pros when the general inspection flags concerns beyond visual scope:
- Structural engineer for foundation movement or major structural cracks.
- Licensed electricians, plumbers, and HVAC techs for safety issues or failing systems.
- Radon professionals for mitigation bids after elevated results.
- Sewer camera operators for older sewer lines or suspected backups.
- Well and septic specialists for private systems.
- Pest or wood-destroying organism specialists when there is evidence of damage.
Local records to pull
- Longmont Development Services permit history for additions and system updates.
- Boulder County records for ownership, legal description, and tax history.
- HOA documents for rules that may affect repairs or exterior work.
- Utility and sewer information from local providers for known issues or service notes.
Buyer checklist for Longmont inspections
- Get your inspection period set in the contract and calendar the objection deadline immediately.
- Hire a reputable home inspector and schedule specialty tests early, including radon. Plan for 48–72 hours of closed-house time for many radon tests.
- If needed, book structural, sewer, well, or septic specialists as soon as your offer is accepted.
- Pull permit histories with Longmont Development Services. If outside city limits, check Boulder County records.
- Review reports quickly and get contractor estimates for key items.
- Submit a clear written Inspection Objection by the deadline with reports and bids attached.
- Negotiate repairs, credits, or escrow and put the agreement in writing. Keep copies of permits, receipts, and warranties.
- Re-inspect repairs if agreed and verify documentation before closing.
Buying in a fast-moving market takes preparation. With a clear plan, realistic timelines, and solid documentation, you can protect your investment and keep your closing on track. If you want a local advocate who knows Longmont’s norms and how to navigate repairs, credits, and permits, connect with Jane Kraemer to schedule your free market consultation.
FAQs
How does the inspection objection work in Colorado?
- Colorado’s standard contracts set an inspection period and require you to deliver a written Inspection Objection by your deadline, then negotiate repairs, credits, or termination per the contract.
What is a typical inspection timeline in Longmont?
- Timelines are negotiated; competitive offers may use 3–5 days, while balanced markets often allow 7–14 days to complete specialty tests and estimates.
Are radon tests and mitigation common in Longmont homes?
- Yes, radon testing is common across Colorado and elevated results typically lead to a mitigation request or a credit, guided by EPA and state radon resources.
How should I handle unpermitted work found during inspection?
- Ask for permit verification through Longmont Development Services or Boulder County, and consider requesting retroactive permits, code corrections, or documentation of prior approvals.
What are my options if the seller refuses repairs?
- You can propose credits, a price reduction, or repair escrows, and if no agreement is reached by your deadline, consider termination if your contract allows it.
When should I bring in specialists beyond a home inspector?
- Call specialists for structural concerns, unsafe electrical or plumbing, older sewer lines, wells or septic systems, pest issues, or to bid radon mitigation after elevated results.
