Don’t Buy Blind: The Essential Denver Home Inspection Guide for First-Time Buyers

Buying your first home is arguably the most exciting financial milestone of your life. But let’s be honest: in a market as dynamic as Denver’s, it can also be nerve-wracking.

If you are looking to buy in late 2025, I have good news: The market has shifted. Unlike the frenzy of a few years ago where buyers were forced to waive inspections just to get a foot in the door, today’s balanced market gives you leverage. You finally have the breathing room to do your due diligence properly.

After nearly a decade of helping clients navigate everything from 1920s Wash Park bungalows to brand-new builds in Green Valley Ranch, I’ve learned that Denver homes have unique "quirks"—from shifting soils to aging sewer lines. A standard inspection isn't enough here.

Here is your expert guide to the essential home inspection services you need to protect your investment in the Mile High City.

1. The General Home Inspection: Your Baseline

Think of this as your general practitioner’s check-up. A certified home inspector will spend 2-4 hours evaluating the visible components of the home: electrical systems, plumbing, HVAC, roofing, and safety features.

Why it matters: This report gives you the broad strokes of the home's health. It will flag safety hazards (like ungrounded outlets in older Capitol Hill condos) or major mechanical failures (like a furnace from 1995 that’s on its last leg).

Pro-Tip: In Denver, ensure your inspector checks the grading around the house. We need water to flow away from your foundation to prevent freezing and thawing cycles from causing damage.

2. The "Denver Non-Negotiables": Specialized Inspections

This is where an experienced agent earns their keep. In Colorado, specific geological and environmental factors require specialized testing that isn't included in a general inspection.

The Sewer Scope Inspection

If you only choose one extra service, make it this one.

• What it is: A technician runs a snake-like camera through the main sewer line from the house to the city tap in the street.

• Why you need it:

  • Older Homes: Many Denver neighborhoods (Highlands, Platt Park, Congress Park) have homes with original clay pipes. These are notorious for cracking or being invaded by tree roots. A replacement can cost $10,000 to $15,000.

  • New Builds: Yes, even new homes! I have seen construction debris (rocks, insulation) left in the lines or pipes that were crushed during backfilling.

• Cost: Approx. $150 - $200. It is cheap insurance against a massive bill.

Radon Testing

• The Reality: Colorado is rated as EPA Zone 1, meaning we have the highest potential for elevated radon levels. It is an odorless, radioactive gas caused by the natural breakdown of uranium in our soil.

• The Fix: Don’t panic if a home tests high (above 4.0 pCi/L). It is a very common and fixable issue. A mitigation system typically costs between $1,200 and $2,000.

• Your Move: As a buyer, if the test comes back high, we often negotiate for the seller to pay for the mitigation system.

Structural Engineer / Soils Inspection

• The Context: Much of the Front Range sits on bentonite clay, a type of soil that swells when wet and shrinks when dry. This "heaving" can wreak havoc on foundations.

• When to call them: If your general inspector flags significant horizontal cracks in the foundation, doors that won't close, or sloping floors, we bring in a structural engineer. They will tell us if it’s normal "settling" or a sign of structural failure.

3. Buying an Attached Home? (Condos & Townhomes)

First-time buyers often flock to condos for affordability, but inspections here are just as critical.

• "Walls-In" Inspection: In a condo, you generally own from the paint inward. Your inspector will focus heavily on appliances, electrical, plumbing fixtures, and windows.

• The HVAC Question: In many larger condo buildings, the heating/cooling is a shared boiler/chiller system (HOA responsibility). In townhomes, you often have your own furnace and AC (your responsibility). Know which one it is before you inspect!

• Radon in Condos? Yes. If you are on the ground floor or in a garden-level unit, radon testing is still highly recommended.

4. The Roof: Denver’s First Line of Defense

We live in the "Hail Capital." Roofs in Denver take a beating.

• The General Inspection: Your general inspector will look at the roof, but they may not walk on it if it’s too steep or covered in snow (common in December/January!).

• The Specialist: If the roof is older or the general inspector notes concern, we can hire a dedicated roofing company to provide a Roof Certification. This certifies the roof has a specific amount of life left (e.g., 3-5 years), which is often required by insurance companies to bind your policy.

Summary: Your Inspection Checklist

To recap, here is the hierarchy of inspections for your Denver home purchase:

1. General Inspection: (Always)

2. Sewer Scope: (Critical for all single-family homes and townhomes)

3. Radon Test: (Highly recommended for all homes)

4. Structural Engineer: (As needed based on red flags)

5. Roof Certification: (If the roof is aging or insurance requires it)

Final Thoughts

In my 8+ years selling real estate in Denver, I have never had a client regret spending money on inspections. I have, however, seen the heartbreak of those who skipped them.

You are not just buying a house; you are buying the soil it sits on and the pipes underneath it. In late 2025, you have the market power to demand a safe, sound home. Use it.

Are you ready to start your home search with an expert who knows exactly what to look for? Click below to request more information or schedule a low-pressure consultation phone call.

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