Buying or selling in Highlands Ranch and worried about the inspection deadline? You are not alone. The inspection contingency is one of the most important parts of a Colorado contract, and it can shape your price, your timeline, and your peace of mind. In this guide, you will learn how the contingency works in Colorado, which inspections matter most in Highlands Ranch, how deadlines and negotiations play out, and how to use credits or repairs to keep your deal on track. Let’s dive in.
What the contingency does
Colorado transactions typically use standard forms that give you a defined inspection period and a clear process to follow. During this period, you can order a general home inspection and any specialty tests you choose. The seller must allow reasonable access so you and your inspectors can evaluate the property.
If you find issues, you must deliver written inspection objections before the inspection deadline in the contract. If you object on time, you and the seller can negotiate repairs, credits, or a price change. If you cannot reach agreement within the timelines set by the contract or an amendment, you may be able to terminate and receive your earnest money back, per the contract terms.
If you do not object in writing before the deadline, the inspection contingency is considered waived. At that point, you are typically proceeding as-is.
Local context in Highlands Ranch
Highlands Ranch sits in Douglas County and follows the Denver-metro rhythm. In a more competitive seller market, inspection periods are often shorter and sellers may be less inclined to complete repairs. In a slower market, buyers usually have more leverage and more time.
Many properties in Highlands Ranch belong to homeowners associations. That affects who handles certain exterior items and how quickly work can be scheduled. When an HOA manages exterior maintenance, it can change whether the seller or the association must address an issue, and on what timeline.
Common inspections that matter here
General home inspection
This is your baseline. A qualified inspector will review structure, roof (visible condition), grading and drainage, exterior, windows and doors, electrical, plumbing, HVAC, insulation and ventilation, and interior finishes. In Highlands Ranch, many homes were built in the 1970s through the 1990s, so pay attention to the age of roofs and mechanicals. Colorado’s freeze-thaw cycles and clay soils can influence foundations and exterior drainage.
Radon testing
Douglas County has a regional potential for elevated radon, so radon testing is common. A short-term test typically runs 48 to 96 hours. Make sure your inspection period is long enough to get results back, or secure a written extension to keep your contingency protection.
Sewer scope
A sewer camera inspection can identify root intrusion, offsets, or deterioration in the line. This is especially common for single-family homes with yard or sidewalk access to the cleanout. If you are buying a condo or townhome, confirm whether the sewer line is your responsibility or the HOA’s before ordering a scope.
HVAC, chimney, and fireplace
If your general inspector spots concerns, consider a specialist. Chimney liners and damper condition are frequent findings in Colorado. Furnace and air conditioning evaluations can also give you better clarity on life expectancy and safety.
Structural or foundation evaluation
If your inspector notes movement, cracks, or signs of settling, an engineer’s assessment is a smart next step. Expansive clay soils in parts of Colorado can create foundation concerns, so extra diligence here is common.
WDO and moisture-related checks
Termites are less prevalent here than in some regions, but wood-destroying organisms and moisture damage do appear. If your inspector identifies risk factors, a pest or moisture specialist can help you understand scope and remedy.
Environmental tests as needed
Mold testing may be advisable when there is visible moisture or musty odors. Lead-based paint is most relevant for pre-1978 properties, which are less common in Highlands Ranch but do exist. Choose targeted tests based on the age and condition of the home.
HOA documents and exterior responsibility
In many townhome communities and some neighborhoods, the HOA covers exterior components such as roofs, siding, and paint. That shifts what the seller can control and may affect repair expectations. Review the governing documents, maintenance charts, and reserve information. Interior conditions remain your responsibility to inspect.
Timelines and deadlines to expect
A typical flow looks like this:
- Day 0: Offer accepted and executed.
- Days 0 to 2: Earnest money due, per contract.
- Days 1 to 7: Inspection window is active for the number of days written in the contract. Many Colorado contracts use 5 to 10 days, and 7 is common, though local practice varies.
- During the inspection period: Order the general inspection and any specialty tests such as radon, sewer, HVAC, structural, or environmental.
- Before the inspection deadline: Deliver written objections if you want items addressed.
- After objections: Negotiate with the seller. Response timelines are typically set in the contract or a follow-on amendment and may run 24 to 72 hours. If you reach agreement, put it in writing.
- If there is no agreement by the deadline: You may be able to terminate and receive earnest money back, subject to the contract.
In a competitive market, buyers sometimes offer a 3 to 7 day inspection period to stand out. For older or complex properties, 10 to 14 days is common, or you can write a shorter initial period with a right to extend for specific tests like radon or sewer. Remember that radon testing alone needs 2 to 4 days, so plan accordingly.
When delivering objections, be specific. Include the inspection report, list the exact items you want addressed, and attach contractor estimates if you have them. Clarity helps both sides reach a faster resolution.
Repairs, credits, and local norms
You have several options once you object to inspection findings:
- Seller completes repairs before closing. This can be the right path for safety, code, or lender-required issues. Expect scheduling needs and potential permits. Plan a re-inspection and ask for receipts and any warranties.
- Seller provides a credit at closing. Credits are common in Highlands Ranch because they let you choose contractors and avoid pre-close scheduling delays. You handle the work after closing.
- Price reduction. This is less common than credits but can be used when both sides agree.
- Proceed as-is or terminate. If the seller declines, you can accept the home as-is, propose alternatives, or terminate within the contingency period per the contract.
For safety or code concerns, sellers are often advised to repair or at least secure bids and confirm permits to keep the deal moving. When exteriors are HOA-managed, sellers typically coordinate with the association rather than an outside contractor. Do not assume the seller will perform work that the HOA controls. Confirm responsibilities in the governing documents.
If repairs are agreed, make sure any required permits are obtained and closed, and that receipts and warranties are delivered before closing. Always capture the final agreement in a written amendment to the contract.
Access and re-inspections
Standard Colorado contracts require sellers to provide reasonable access for inspections during the contingency period. Work with your agent to schedule times that respect occupants and HOA rules. If you can, attend the inspection. Seeing conditions firsthand and asking the inspector questions will help you prioritize issues.
If you need contractor bids during the inspection window, request access early. Sellers may limit hours or dates, and some invasive checks require advance permission and a licensed professional. After seller-completed work, schedule a re-inspection quickly so both parties can keep the closing on track.
Many Highlands Ranch HOAs limit contractor hours, parking, and exterior work logistics. Some associations manage exterior repairs centrally, which affects timing. Confirm rules early if you expect any repair that touches the exterior.
Smart offer strategies
- To be competitive: Consider a shorter inspection period, but leave enough time for radon and sewer testing if those matter to you.
- To maximize protection: Use a longer inspection period or negotiate the right to extend for specific tests.
- If your closing is time-sensitive: Favor a repair credit instead of seller-performed work to reduce scheduling risk.
- Always document agreements: Put any repair list, credits, price changes, and timelines into a written amendment and confirm any required permits.
Quick checklist for buyers and sellers
- Schedule the general inspection the day your offer is accepted.
- Order radon and sewer tests immediately if you plan to do them.
- Review HOA responsibilities early so you know who handles exterior items.
- Deliver written objections before the deadline with reports and estimates.
- Decide on repairs vs. credits, then amend the contract in writing.
- Confirm permits, receipts, and warranties for any seller-performed work.
- Book re-inspections promptly so you can keep closing on schedule.
A clear plan and firm deadlines will keep your Highlands Ranch deal moving. Whether you need to compress timelines to win in a competitive situation or you want maximum protection on a complex property, the right inspection approach can save you time, money, and stress.
If you want help tailoring an offer strategy, negotiating credits, or coordinating inspectors and re-inspections, connect with T.J. Gordon for local, step-by-step guidance.
FAQs
How long should the inspection period be in Highlands Ranch?
- Typical ranges are 5 to 10 days. In competitive situations, buyers often shorten to 3 to 7 days. If you plan radon or sewer testing, allow time for results or negotiate a short extension.
Are radon tests necessary for Douglas County homes?
- Radon testing is commonly requested because the region has potential for elevated levels. A short-term test usually runs 48 to 96 hours and should fit within your inspection window.
What if a seller will not agree to my repair requests in Colorado?
- You can continue negotiating, accept the property as-is, or terminate within the inspection contingency period according to the contract. If you terminate under the contract terms, you may receive your earnest money back.
How do HOAs affect inspections and repairs in Highlands Ranch?
- Many HOAs handle exterior items like roofs or siding. That can shift responsibility away from the seller and change timelines. Review governing documents and reserves to understand what is covered and how work is scheduled.
What happens if I miss the inspection objection deadline in Colorado?
- If you do not deliver written objections before the deadline, you typically waive the inspection contingency and proceed as-is under the contract.
