You found a home you love in Hilltop. Now you are staring at the inspection clock and wondering what to ask for, what to prioritize, and how the timelines really work. You are not alone. Colorado’s inspection process is structured and deadline driven, and older Hilltop homes add a few extra layers of nuance. In this guide, you will learn the key deadlines, how to write a strong inspection objection, which specialty inspections matter in Hilltop, and how to negotiate smartly without losing momentum. Let’s dive in.

Colorado inspection basics and timelines

Know your contract deadlines

Your signed contract controls the inspection process. It sets the length of the inspection period, the inspection objection deadline, and any seller response deadline. These dates are contractual and strictly enforced. In many Colorado deals, the inspection period often runs about 7 to 10 days, but your offer can set a shorter or longer window. Calendar your exact deadlines as soon as you go under contract.

If you miss the inspection objection deadline and have no written extension, you can lose important remedies tied to that contingency. Do not count on a grace period. To understand standard forms and timelines used across Colorado, review guidance from the Colorado Association of REALTORS and the Colorado Real Estate Commission.

As is language vs your inspection rights

Colorado allows as is sales, but that does not mean you cannot inspect. It usually means the seller is not obligated to make repairs. In many transactions, you still retain the right to deliver an inspection objection or to terminate within the inspection period, unless your contract specifically limits that right. Always verify the exact language in your agreement.

Delivery matters

Your objection must be written and delivered by the method allowed in your contract, often email. Keep proof of delivery. Clear, timely communication prevents most post-closing disputes.

How an inspection objection works

Step-by-step workflow

1. Executed contract starts the clock on your inspection period.
2. You schedule a general home inspection and any needed specialists.
3. You receive written reports and draft a written Inspection Objection by the deadline.
4. The seller responds by the response deadline, if one is set, by accepting, refusing, or countering with repairs or credits.
5. If you agree, both parties sign an addendum that documents repairs, credits, timelines, and contractors. If you do not reach agreement, your contract will dictate whether you can terminate or proceed.

What to include in your objection

Itemize specific concerns and tie them to clear remedies. Focus on safety, system function, and health or hazard issues. Request either repairs by a licensed contractor completed before closing, a credit at closing, a price reduction, or an escrow holdback. Vague statements like fix everything are weaker than prioritized lists with objective standards.

How sellers often respond

Sellers may accept, refuse, or offer a counterproposal. Many prefer credits or price reductions because it is simpler to administer. Some will request time to gather bids. If more time is needed, consider proposing a short written extension so you can both work from real numbers and stay in contract compliance.

If you miss a deadline

If you do not deliver a timely written objection, you may lose the ability to require seller repairs or to terminate under the inspection contingency. Follow the contract procedures precisely and keep records of delivery.

Hilltop-specific inspection focus

Common issues in older Hilltop homes

Hilltop’s housing stock includes many older single-family homes with mature trees and character finishes. That charm often comes with systems at different stages of life. Common findings include:

• Electrical: older wiring types, two-prong or ungrounded outlets, and undersized panels.
• Plumbing: galvanized or cast-iron lines, localized leaks, and aging water heaters.
• Foundations and drainage: settling, hairline cracking, and moisture intrusion in basements or crawl spaces. Mature roots can impact sewer laterals.
• Roof and chimneys: aging roof coverings and flashing around older masonry chimneys.
• Windows and exterior: original single-pane windows and older siding details that require careful repairs.
• Radon potential: testing is common in Denver due to moderate to high radon potential. See the EPA’s radon information for context.
• Hazardous materials in pre-1978 homes: potential lead-based paint and, in some cases, asbestos-containing materials. For lead safety guidance, review the CDC’s information on lead in homes.

Denver’s market cooled from the extreme pace of 2020 to 2022. From 2023 to 2025, many buyers have a bit more leverage, though it varies by property and price point. For broader trends, you can reference REcolorado’s metro Denver market reports.

Specialty inspections to order

Because Hilltop homes are older, consider these specialty inspections within your inspection window:

• Sewer lateral camera scope to check for root intrusion or offsets.
• Radon test, short-term or long-term, within your contingency period.
• Structural or engineer evaluation if you see notable cracking or settlement.
• Chimney and roof inspection, especially for older brick chimneys.
• Licensed electrician follow-up if wiring concerns are flagged.
• Asbestos or lead testing if pre-1978 and you plan to disturb materials.
• Pest or wood-destroying insect inspection if indicated by the general inspection.

Permits, historic, and disclosures

Some exterior work and system replacements require permits. Before agreeing on repair methods, confirm whether a permit will be needed through the City and County of Denver’s permits and guidelines. If a home is pre-1978, federal rules require disclosure of known lead-based paint. Ask for proper documentation and, if needed, testing or remediation plans consistent with health guidance.

Negotiating in today’s Hilltop market

What to prioritize

Lead with life safety, health hazards, and major systems that affect habitability or loan approval. Cosmetic items sit lower on the list. Support your requests with bids or estimates when possible. Reasonable, well-supported objections typically see better outcomes.

Credits vs repairs vs escrow

• Ask for repairs when work must be completed before closing, such as correcting unsafe wiring or lender-required items.
• Ask for a credit when you prefer to select the contractor and manage the work after closing.
• Consider an escrow holdback when repairs need to happen after closing and you want funds set aside until completion is verified.

Example scenarios

• Example A, Electrical safety: An inspection reveals knob-and-tube wiring and unsafe branch connections. You request licensed electrical remediation or a credit to cover the work. The seller counters with a lower credit. You negotiate to a middle-ground credit at closing. This keeps momentum and allows you to choose your contractor.
• Example B, Sewer line: A sewer scope shows root intrusion and offset joints. You request repair by a licensed plumber before closing or a targeted credit. The seller agrees to complete repairs with receipts and any applicable warranties provided at closing.
• Example C, Minor cosmetic: The report notes cracked tile and worn paint. You ask for a small credit. The seller declines. You decide to proceed without the cosmetic items and focus your budget after closing.

Buyer checklist for your inspection period

• Calendar your inspection objection and seller response deadlines immediately.
• Book a reputable general inspection within the first few days.
• Order specialty inspections as indicated: sewer scope, radon, structural, chimney, electrical, HVAC.
• Prioritize safety and system issues first, then material items that affect livability or cost.
• Gather estimates to support any credit requests.
• Send a written, itemized objection by the deadline and keep proof of delivery.
• If needed, negotiate a short extension to complete specialty inspections or collect bids.
• If seller will repair, document scope, licensed contractor requirements, completion dates, and your reinspection or receipt review rights.
• If you choose to terminate under the inspection contingency, do it in writing and follow the contract exactly.

Work with advisors who know Hilltop

The inspection period sets the tone for the rest of your purchase. When you understand deadlines, focus on the right issues, and negotiate with clear documentation, you protect your investment and reduce stress. If you want hands-on guidance through Hilltop’s older-home nuances, connect with Gail Wheeler and Kelly Baca. You will work directly with an experienced, principal-led team that pairs neighborhood expertise with careful process and clear communication.

FAQs

What is an inspection objection in Colorado?

• It is a written notice you deliver by your contract deadline that lists specific inspection concerns and the remedies you request, such as repairs or credits.

How long is the inspection period in Hilltop, Denver?

• The period is set by your contract. Many Colorado deals use about 7 to 10 days, but you should confirm your exact dates in the signed agreement.

Can a seller refuse all inspection requests?

• Yes. The seller can accept, refuse, or counter. Your next steps depend on your contract, including whether you can terminate within the inspection contingency.

Should I do a sewer scope on an older Hilltop home?

• Yes, it is commonly recommended due to older clay or cast-iron laterals and mature tree roots that can intrude or offset joints.

Do I need a radon test in Denver?

• Radon testing is common because parts of Colorado have moderate to high radon potential. See the EPA’s radon guidance for more detail.

Where can I check if repairs need a permit in Denver?

• Review permit requirements and historic or exterior guidelines with the City and County of Denver.

What should I know about lead-based paint in older homes?

• Federal disclosure rules apply to pre-1978 homes. For health and safety information, visit the CDC’s lead resource page.