Before Inspection Day
Preparation in the days before inspection helps ensure a thorough, productive process.
Step 1: Verify Inspector Credentials
Without state licensing, credential verification falls entirely on buyers. Before hiring, confirm:
- Professional association membership (ASHI or InterNACHI)
- Errors and omissions insurance coverage
- General liability insurance
- Years of experience in the Denver market
- Familiarity with Denver-specific issues (expansive soil, radon, hail)
Ask for sample reports to evaluate thoroughness and clarity.
Step 2: Schedule Appropriately
Block 2.5-4 hours for the inspection plus discussion time afterward. Denver traffic, especially on I-25 and I-70 corridors, can be unpredictable. Give yourself buffer time for travel.
If possible, schedule inspection early in your inspection period to allow time for specialist evaluations if needed.
Step 3: Request Seller Preparation
Through your agent, request that sellers:
- Ensure all utilities are on and functioning
- Clear access to the electrical panel, water heater, furnace, and water shut-off
- Ensure attic and crawlspace access points are accessible
- Unlock any outbuildings, gates, or storage areas
- Provide garage door remotes or codes
- Secure or remove pets
- Disable alarm systems or provide codes
Step 4: Research the Property
Before inspection, gather available information:
- Review seller disclosures, particularly radon test results and any disclosed repairs
- Note the home's age and any renovation permits
- Check Denver county records for permit history
- Research the neighborhood for known issues (foundation problems, drainage)
- Review any existing radon mitigation system documentation
Step 5: Prepare Your Questions
Write down specific concerns based on what you know:
- If the home is pre-1970: Ask about foundation history, electrical updates, sewer line condition
- If the home is in a hail-affected area: Ask about roof history and insurance claims
- If the home has a basement: Ask about water history, radon levels, and drainage
- If built 1978-1995: Ask specifically about polybutylene plumbing
What to Bring
Come prepared with items that help you participate fully in the inspection.
Essential Items
Notebook and pen: You'll want to take notes during the inspector's explanations. The written report won't capture everything discussed.
Phone or camera: Take your own photos to supplement the inspection report. Capture areas the inspector highlights and overall conditions.
Flashlight: Even if the inspector has lighting, your own flashlight helps you see into crawlspaces, attic spaces, and mechanical areas.
Measuring tape: If you're considering furniture placement or renovations, measuring during inspection is convenient.
What to Wear
Wear comfortable clothes and closed-toe shoes you don't mind getting dirty. Jeans and a t-shirt work well. You may be climbing into attics or looking into crawlspaces. Dress in layers—Denver homes can have significant temperature variation between areas.
During the Inspection
Your role during inspection is to observe, ask questions, and learn about the home's condition and systems.
Step 6: Follow the Process
The inspector will follow a systematic approach, typically starting exterior and working through the home's systems. Follow along without getting in the way. The best time to ask questions is when the inspector pauses between areas or at the end.
Some inspectors prefer minimal interruption while working; others welcome questions throughout. Take your cues from your specific inspector.
Step 7: Focus on Denver-Specific Issues
Pay particular attention when the inspector evaluates:
- Foundation: Look at cracks, slopes, and any evidence of movement
- Basement/crawlspace: Observe moisture conditions, drainage, and structural supports
- Roof: Note any hail damage evidence, even if the inspector doesn't mention it
- Radon test placement: Verify the test device is properly located
Step 8: Ask About Severity and Priorities
Not all findings are equal. Ask the inspector to help you understand:
- Which items are safety concerns requiring immediate attention
- Which are significant issues affecting value or habitability
- Which are normal maintenance for the home's age
- Which findings are typical for Denver versus unusual
Step 9: Note Operational Information
The inspector will explain how systems work: where the main water shut-off is, how the HVAC thermostat works, where breakers are located. Take notes—this operational knowledge is valuable for future homeownership.
After the Inspection
Work continues after the inspector leaves.
Step 10: Get the Summary
Before leaving, ask for a verbal summary of major findings. This helps you process the information while fresh and identifies the most significant issues for follow-up.
Step 11: Schedule Specialist Evaluations
If the inspector recommends further evaluation—structural engineer for foundation, electrician for wiring concerns, roofer for hail assessment—schedule these promptly. Your inspection objection deadline doesn't wait.
Step 12: Review the Full Report
When the written report arrives (typically within 24-48 hours):
- Read it completely, not just the summary
- Review photos carefully
- Note items where specialists are recommended
- Create your list of concerns for negotiation
Denver-Specific Preparation Tips
Several considerations are particularly important for Denver inspections:
- Radon readiness: Ensure the home has been in closed-building condition for 12 hours before the test starts if possible. Discuss timing with your inspector.
- Foundation focus: Given Denver's soil, foundation evaluation is critical. Don't hesitate to request structural engineering evaluation if the inspector notes concerns.
- Sewer scope: For homes over 40-50 years old, strongly consider adding sewer scope inspection. The $200-400 cost can save five-figure surprises.
- Hail history: Ask about roof replacement history and insurance claims. Roof age in Denver doesn't always indicate condition.