Thinking about a classic Old Colorado City home? The inspection can be the moment you go from excited to overwhelmed. You want a clear picture of what you’re buying, how much to budget, and what to negotiate. This guide explains the Colorado Springs home inspection process in simple steps, with local issues to watch for in Old Colorado City. Let’s dive in.

Colorado Springs inspection basics

Most inspections happen right after your offer is accepted and within your contract’s inspection contingency. In Colorado Springs, that window is often 5 to 10 days, but your contract sets the exact deadline. Plan to book your inspector within 24 to 72 hours of going under contract.

A typical single‑family inspection takes about 2 to 4 hours on site. Older or larger homes can take longer, especially if there are basements, crawlspaces, or detached structures. You should attend if you can. It’s the best way to learn how systems work and ask questions in real time.

Inspectors usually deliver a written report with photos within 24 to 72 hours. Some provide it the same day. Once you receive the report, your negotiation clock is ticking, so review it quickly.

What inspectors check

A general home inspection is visual and noninvasive. It focuses on safety, function, and signs of wear.

• Exterior: roof condition, flashing, gutters and downspouts, siding, grading and drainage, decks and porches, exterior doors and windows.
• Structure: visible foundation and walls, signs of settling or movement.
• Interior: ceilings, walls, floors, windows and doors, visible moisture or staining.
• Roof and attic: overall roof condition, ventilation, insulation levels, evidence of leaks.
• Basement and crawlspace: moisture, vapor barriers, foundation cracks, sump pumps.
• Plumbing: visible supply and drain lines, water heater age and operation, fixture function.
• Electrical: service entrance, panel condition, grounding and bonding, obvious hazards.
• HVAC: operation of heating and cooling equipment, visible ductwork and filters.
• Built‑ins: basic checks of appliances like ovens, dishwashers, and disposals.

What general inspections exclude

Inspectors do not open walls, move insulation, or dismantle systems. They do not certify code compliance or guarantee future performance. Specialty testing is separate.

Common exclusions include mold, asbestos, lead paint, or pest infestations unless you order specific inspections. Radon testing is commonly added in Colorado. Detailed HVAC diagnostics, structural calculations, and sewer line scoping require specialists.

Add‑on tests to consider

Given local conditions and the age of many Old Colorado City homes, buyers often add the following:

• Radon testing, usually a 48 to 96 hour test.
• Sewer line scope for older homes or any with slow drains or backup history.
• Wood‑destroying organism inspection for potential wood rot or insects.
• Chimney and fireplace inspection, especially for original masonry chimneys.
• Specialist evaluations for electrical, HVAC, roof, or structure if defects are suspected.
• Lead paint or asbestos testing for pre‑1978 homes.

Old Colorado City red flags

Old Colorado City’s historic housing and our high‑altitude climate shape what inspectors often find. Keep an eye out for these common issues:

• Radon: Much of Colorado has elevated radon potential. Testing is a common and relatively low‑cost add‑on.
• Foundation and slab movement: Freeze and thaw cycles and soil shifts can lead to settlement or cracks. Horizontal cracks or displaced masonry deserve a structural engineer’s review.
• Roof wear and ice dams: Snow and temperature swings can stress shingles and flashing. Poor attic insulation or ventilation raises ice dam risk.
• Historic materials: Original knob‑and‑tube or outdated wiring, single‑pane windows, plaster walls, and old chimneys can be functional but costly to upgrade.
• Drainage and moisture: Improper grading, short downspouts, or clogged gutters often show up as basement dampness.
• Aging systems: Furnaces and water heaters may work yet be inefficient or near end of life. Venting and combustion air should be checked for safety.
• Unpermitted work: Older neighborhoods sometimes have DIY changes. Verify permits with the City of Colorado Springs or El Paso County if the report flags concerns.
• Wood damage: Dry rot or signs of insects can prompt a wood‑destroying organism inspection.

Timeline and deadlines

Your contract’s inspection contingency controls your timeline. Here is a simple flow to stay on track:

1. Day 0 to 1: Offer accepted. Review your contingency dates.
2. Day 1 to 2: Schedule the general inspection and any add‑ons.
3. Day 2 to 5: Attend the inspection. Ask questions.
4. Day 3 to 7: Receive and review the report. Order specialists if needed.
5. Before your deadline: Submit repair requests, credit requests, or a withdrawal if allowed by your contract.

Plan buffers. Specialist schedules can fill up quickly, especially for sewer scopes or engineers.

Reading your inspection report

Most reports include a summary of key items and detailed sections by system with photos. Many inspectors use tiered language such as safety issue, major defect, repair recommended, maintenance item, or monitor. Learn your inspector’s categories so you can prioritize.

Review the Colorado Sellers Property Disclosure alongside the report. The two documents together help you see what the seller knows and what the inspector observed. Keep copies of the report and any specialist letters for your records and for contractor bids.

What to fix first

Safety and habitability come first. Gas leaks, significant electrical hazards, active water intrusion, or a failing roof are top priorities to address before closing. For major structural or system issues, request a written evaluation and an estimate from a qualified specialist.

Cosmetic items or routine maintenance are usually lower negotiation priorities. It is fine to list them, but focus your requests on the issues that affect safety, structure, or system performance.

Negotiating after inspection

You typically have a few options after you receive the report:

• Ask the seller to complete specific repairs before closing.
• Request a credit or price reduction to cover repairs you will handle later.
• Ask for specialist evaluations or receipts and warranties for recent work.

Be specific. Cite the report item, attach estimates when possible, and separate must‑fix safety items from nice‑to‑have maintenance. If you and the seller cannot reach agreement within the contingency window, your contract may allow you to terminate within that period. Review your contract and consult your agent.

Choosing a qualified inspector

Look for inspectors who follow recognized standards and carry proper insurance. Memberships in ASHI or InterNACHI indicate training and continuing education. Ask whether they carry general liability and errors and omissions coverage.

Good screening questions include:

• What does your standard inspection include and what is extra?
• How soon can you schedule and deliver the report with photos?
• Can I attend the inspection and walk through findings on site?
• Do you provide sample reports and local specialist referrals?

Red flags include no written report, vague notes without photos, late delivery, or refusal to inspect accessible areas without a clear safety reason.

After closing priorities

Even if sellers complete repairs, create a short‑term maintenance plan. In Old Colorado City, that often includes gutter cleaning and downspout extensions, HVAC servicing, roof tune‑ups, radon mitigation if your test was high, and drainage improvements around the foundation. For older systems, plan staged upgrades to electrical and plumbing.

Typical costs to budget

Every home and provider is different, but these local ranges can help you plan:

• General home inspection: about 300 to 700 dollars, based on size and age.
• Radon test: about 100 to 300 dollars.
• Sewer scope: about 150 to 400 dollars.
• Pest or wood‑destroying organism inspection: about 75 to 200 dollars.
• Chimney inspection: about 100 to 300 dollars.

Get quotes early so you can prioritize within your timeline and budget.

Local utility and disclosure notes

Most Old Colorado City homes are on municipal water and sewer, but always verify connections and any shared systems. For permit questions, contact the City of Colorado Springs or El Paso County building departments. For inspector regulation, seller disclosures, and real estate practice, review guidance from the Colorado Division of Real Estate and the Colorado Real Estate Commission. For radon or lead information, consult the U.S. EPA and the Colorado Department of Public Health and Environment.

Buying in a historic neighborhood takes a clear plan and a calm head. If you want a hands‑on guide to keep your inspection and negotiation on track, connect with Marci Clark for local, process‑driven support tailored to your timeline.

FAQs

What happens during a Colorado Springs home inspection?

• A licensed inspector conducts a visual review of major systems and structure, documents issues with photos, and delivers a written report within 24 to 72 hours.

How long is the inspection contingency in Colorado contracts?

• It varies by contract, but many buyers have 5 to 10 days to complete inspections and submit requests, so confirm your exact deadline.

Do I need radon testing in Old Colorado City?

• Colorado has higher radon potential, so a short‑term radon test is commonly recommended for peace of mind and budgeting for mitigation if needed.

Which add‑on inspections are most useful for older homes?

• Radon testing, a sewer line scope, a chimney inspection, and a wood‑destroying organism inspection are frequent add‑ons for historic properties.

What issues should I prioritize in repair negotiations?

• Focus on safety and habitability first, like electrical hazards, active leaks, structural movement, or failing roofs, then address maintenance items.

Can I walk away if the inspection is poor?

• If your contract allows, you may terminate within the inspection contingency period, so review your dates and consult your agent before the deadline.

How do I verify if work was permitted in Colorado Springs?

• Ask your agent to help you contact the City of Colorado Springs or El Paso County permitting departments to confirm permit history for flagged items.