Colorado Inspection Deadlines: Radon Mitigation, Sewer Scopes, Bentonite Soil and Hail Roofs
Updated October 2026
Colorado buyers can lose negotiating leverage by ordering the right inspection too late. Radon testing, sewer scopes, structural evaluations, and roof assessments often require separate specialists. Schedule them around the contract's actual inspection objection, termination, and resolution deadlines—not a generic assumption that every issue can wait until closing.
Build a property-specific inspection plan
A general inspection is the starting point, not a substitute for every specialist. Ask what is excluded and arrange additional services immediately when the property's age, location, or visible condition suggests elevated risk.
| Issue | Useful next step |
|---|---|
| Radon | Properly conducted testing and a mitigation estimate if elevated |
| Sewer lateral | Camera scope with recorded findings and repair location |
| Expansive soil | Structural engineer review when movement indicators warrant it |
| Hail damage | Roof evaluation addressing condition, insurability, and repair scope |
Radon is relevant across Colorado, including homes with existing mitigation systems. Confirm system operation and obtain testing rather than assuming the presence of a fan establishes acceptable levels.
Older sewer lines may have roots, offsets, cracks, or deteriorated materials. Determine which segment belongs to the owner and whether excavation would affect pavement, landscaping, or shared access.
Distinguish cosmetic symptoms from expensive uncertainty
Bentonite and other expansive soils can move as moisture conditions change. Cracks, sloping floors, sticking doors, and poor drainage deserve interpretation in context. A general inspector's observation is not a structural diagnosis, and a cosmetic patch does not establish that movement has stopped.
Request available engineering reports, repair warranties, and drainage plans. Avoid adopting a watering or grading strategy without understanding the property's foundation design and site conditions.
For roofs, obtain insurance terms before the objection deadline when possible. Colorado wind and hail deductibles of 1%–2% are often based on the insured dwelling amount, not the repair invoice. Check replacement-cost versus depreciated settlement provisions and any roof-age restrictions.
Turn findings into a documented resolution
Prioritize safety, water intrusion, structural concerns, and conditions that could affect financing or insurance. Seller credits can help with eligible closing expenses, but they do not automatically satisfy lender-required repairs or provide unrestricted repair cash.
Use the closing cost estimator to evaluate a credit and review the condo underwriting guide when an association controls the roof or exterior.
The Consumer Financial Protection Bureau explains the purchase-financing process, while HUD FHA Mortgage Limits provides access to FHA resources. An appraisal does not replace your inspection, and loan approval should not be mistaken for a warranty of the home's condition.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Colorado Inspection Deadlines: Radon Mitigation, Sewer Scopes, Bentonite Soil and Hail Roofs — Choose a mortgage by comparing eligibility, upfront cash and total monthly costs, not the advertised rate alone. Conventional, FHA, VA and USDA serve different borrowers. Confirm county limits, taxes, insurance and lender requirements before comparing personalized Loan Estimates for your household.
Historical 2025 one-unit comparison: conforming $806,500; FHA floor $524,225. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.