Home Inspection Red Flags
How to Handle Objections and Keep the Deal Alive
Once you’ve gone under contract on a home, one of the most important steps is the home inspection. This is your opportunity to have the property professionally evaluated and to raise any concerns about its condition. But what happens after the inspection report comes in?
That’s where inspection objections, resolutions, and deadlines come into play. If you're buying a home in Colorado, Section 10.3 of the Contract to Buy and Sell (CBS) outlines this critical part of the process.
Here’s what you need to know to protect your interests and avoid surprises:
🛠️ Step 1: Inspection Objection
If your inspector finds issues like a leaky roof, outdated electrical, or structural problems, you have the right to submit an Inspection Objection. This document outlines what you're asking the seller to repair, replace, or credit.
Important:
Once you submit an Inspection Objection, you can no longer terminate the contract for inspection reasons at will. That option expires as soon as the objection is delivered.
⚠️ Step 2: Inspection Termination (Your First Window to Walk Away)
If the inspection reveals something that’s a deal-breaker and you don’t want to negotiate, you can terminate the contract without submitting an objection, as long as it's before the Inspection Termination Deadline.
But once you submit an objection, that window closes. From that point forward, you’ll need to go through the Resolution process if you still want to back out.
🤝 Step 3: Inspection Resolution
After submitting an Inspection Objection, the ball is in the seller’s court. You and the seller can now work together to reach a mutual agreement usually by negotiating repairs, concessions, or price adjustments. You have until the Inspection Resolution Deadline to reach that agreement.
If no agreement is made by that deadline, and the buyer hasn’t formally withdrawn the objection, the contract will automatically terminate.
This gives you, the buyer, a second opportunity to walk away from the deal without needing further approval from the seller.
📝 Pro Tip: You Can Withdraw the Objection
If you change your mind and decide you’re okay with the home's condition (even if the seller won’t make repairs) you can submit a written withdrawal of your Inspection Objection before the resolution deadline to keep the contract alive.
⚖️ Can Both Parties Just Agree to Walk Away?
Yes, a buyer and seller can mutually agree to terminate the contract at any time. However, be careful— this must be handled properly to avoid any claims of "bad faith." Always consult your real estate agent or legal professional before initiating this type of conversation.
⏳ If Resolution Isn’t Going to Happen…
If it becomes clear that both sides won’t agree before the resolution deadline, your agent may suggest an Amend/Extend to move the date forward. This lets the contract terminate quietly and gives everyone a bit more breathing room to consider next steps.
The inspection period is one of the most important phases of your home purchase. It gives you the power to address concerns, negotiate repairs, or walk away if necessary. But it also comes with strict deadlines and procedures that must be followed closely.
Work closely with your real estate agent to make sure you don’t miss key deadlines— and that your rights are protected throughout the process.
Questions about inspection objections or how to approach repair negotiations? Reach out! I'm here to help guide you every step of the way.
~ Claire ◡̈