Colorado's Unlicensed Inspector Environment
Unlike Georgia, Texas, and most other states, Colorado has no state licensing requirement for home inspectors. Anyone can legally perform home inspections without education, examination, or oversight from state agencies.
What This Means for Buyers
Without state oversight, inspector quality varies significantly. Some Colorado inspectors have extensive training and experience; others have little of either. The burden falls on buyers to verify qualifications before hiring.
This environment makes professional credentials and reputation particularly important when selecting an inspector.
Legislative History
Colorado has considered inspector licensing bills multiple times, most recently in 2019 and 2023. To date, none have passed. Industry groups have divided opinions on licensing, with some supporting minimum standards and others preferring market-driven quality differentiation.
Professional Credentials to Look For
Without state licensing, professional association membership provides the clearest indication of inspector training and standards.
ASHI Certification
The American Society of Home Inspectors (ASHI) offers multiple certification levels:
- ASHI Certified Inspector (ACI): Entry level requiring 250 inspections and passing the National Home Inspector Examination
- ASHI Inspector: Full membership after completing additional requirements
ASHI members must follow Standards of Practice and a Code of Ethics, carry insurance, and complete continuing education.
InterNACHI Certification
The International Association of Certified Home Inspectors (InterNACHI) requires:
- Completion of approved training courses
- Passing examinations covering all major systems
- Agreement to Standards of Practice and Code of Ethics
- Ongoing continuing education (24 hours annually)
Other Qualifications
Beyond association membership, look for:
- Years of experience in home inspection specifically
- Construction or trades background
- Errors and omissions insurance (E&O) coverage
- General liability insurance
- Local market experience (Denver-specific knowledge matters)
Colorado Radon Disclosure Requirements
Colorado has specific requirements regarding radon disclosure in real estate transactions, reflecting the state's high radon risk.
Seller Disclosure Obligations
Colorado law requires sellers to disclose known radon test results. The standard Colorado Real Estate Commission disclosure form includes questions about:
- Whether radon tests have been conducted
- Results of any tests
- Whether mitigation systems have been installed
- Results of post-mitigation testing
Radon Notification
Colorado requires that buyers receive EPA radon information pamphlet or equivalent notification about radon risks. This notification is typically provided as part of the purchase contract.
Testing Recommendations
The Colorado Department of Public Health and Environment strongly recommends radon testing for all home purchases, regardless of previous test results or disclosed information. Radon levels can change over time due to foundation settling, changes in ventilation, and other factors.
Denver Contract Timelines
The Colorado Real Estate Commission (CREC) contract used in most Denver transactions establishes specific deadlines for the inspection process.
Inspection Objection Deadline
The contract specifies an inspection objection deadline (typically 7-10 days after acceptance). By this deadline, buyers must provide written notice of any inspection items they want sellers to address. Missing this deadline generally means accepting the property's condition.
Inspection Resolution Deadline
A second deadline (typically 3-5 days after the objection deadline) establishes when inspection negotiations must be resolved. If buyer and seller can't agree on resolution, either party can terminate the contract under the inspection provisions.
Inspection Termination Rights
Colorado contracts typically allow buyers to terminate during the inspection period for any reason, not just based on findings. This provides flexibility but also means working within tight timelines to complete inspections and evaluations.
Specialized Inspections in Denver
Several specialized inspections are particularly relevant to Denver transactions.
Radon Testing
Given Colorado's Zone 1 status, radon testing should be standard for all purchases. Testing costs $150-200 and takes 48-96 hours. Some general inspectors include radon testing; others offer it as an add-on or refer to specialists.
Sewer Line Scope
Denver's older neighborhoods often have aging sewer lines. Camera inspection costs $200-400 and identifies root intrusion, bellies, and deterioration before they cause backups. This is particularly important for homes over 50 years old or in areas with mature trees.
Structural Engineering Evaluation
Denver's expansive soils mean foundation concerns appear frequently in inspections. When inspectors note significant foundation issues, structural engineer evaluation ($300-600) provides expert assessment. Many Denver transactions include structural engineer inspection as routine for older homes.
Choosing an Inspector in Denver
Without state licensing to establish minimum standards, selecting a qualified inspector requires due diligence:
- Verify professional association membership (ASHI, InterNACHI)
- Confirm insurance coverage (E&O and general liability)
- Ask about Denver-specific experience (expansive soil, radon, hail)
- Request sample reports to evaluate thoroughness and clarity
- Check online reviews and ask for references
- Confirm availability and report delivery timeline
Price shouldn't be the primary selection criterion. The difference between a $350 inspection and a $450 inspection is trivial compared to the cost of missed issues. Focus on qualifications and thoroughness.