What Is an Inspection Objection in a Colorado Real Estate Contract?

An inspection objection is a formal written request from a buyer to a seller, submitted during the inspection period of a Colorado real estate contract. After the buyer's inspector walks through the home and identifies issues, the buyer uses the inspection objection to ask the seller to address specific items before closing.

How the Inspection Period Works in Colorado

The Colorado Contract to Buy and Sell Real Estate includes an inspection objection deadline, typically set for 7 to 10 days after contract acceptance. During this window, the buyer orders and pays for a home inspection. The inspector examines the structure, roof, foundation, electrical, plumbing, HVAC, and other accessible systems.

If the buyer wants to address anything they found, they must submit their objection in writing before the deadline. Missing the deadline means they waive their right to object.

What Buyers Typically Ask For

Buyers may request repairs, a closing cost credit, or a price reduction depending on what was found and how they want to handle it. Common objection items include:

• Roof damage or age-related wear
• HVAC service or replacement
• Electrical panel issues
• Plumbing leaks or water heater replacement
• Foundation cracks or drainage concerns
• Radon levels above the EPA action threshold of 4.0 pCi/L

What Sellers Can Do After Receiving an Objection

As the seller, you have three choices after receiving an inspection objection:

• Agree to the buyer's requests and sign the inspection resolution form.
• Counter with a partial agreement, addressing some items but not others, or offering a credit in lieu of repairs.
• Reject the objection entirely. The buyer then decides whether to proceed with the purchase as-is or terminate the contract and receive their earnest money back.

How to Handle Inspection Objections as a Seller

The right response depends on what was found, how it compares to current market conditions, and how much leverage you have. In a strong seller's market, you have more room to push back on minor items. In a balanced market, meeting buyers halfway on legitimate concerns is usually the right call.

Credits are often preferable to repairs. When you complete repairs, you may not do them the way the buyer would have. Credits let the buyer address items their own way after closing without delaying the transaction.

Your listing agent should help you evaluate what is reasonable and negotiate on your behalf. This is one of the most consequential parts of the transaction and where experience matters.