Buying a Home Without an Agent? Here's How to Make Sure You Know Exactly What You're Getting.
Buying a home without a real estate agent puts you in the driver's seat. No commission absorbed into the purchase price. No one filtering information between you and the seller. Just a direct transaction between two people.
But there's one thing an agent would normally make sure you don't skip: the home inspection. Without someone in your corner reminding you to do this - and explaining what to do with the results - it's easy for the inspection step to feel confusing or optional. It's neither.
Arrow Home Inspections works directly with FSBO buyers throughout Colorado Springs and the Pikes Peak region. You don't need an agent to hire us. You don't need an agent to understand the report. And you don't need anyone's permission to protect yourself before you sign.
You Don't Need an Agent to Get a Home Inspection
This surprises some first-time FSBO buyers. In a traditional sale, the buyer's agent usually coordinates the inspection - schedules it, attends it, and walks you through the report afterward. Without an agent, you're responsible for that coordination. But the process itself is simple:
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Make sure your purchase agreement includes an inspection contingency and specifies the inspection period (typically 7–14 days in Colorado).
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Contact Arrow Home Inspections directly to schedule. You'll need the property address and access to the home.
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Attend the inspection. You'll walk through the home with the inspector and have the opportunity to ask questions in real time.
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Receive your written inspection report within 24 hours and review it carefully.
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Use the findings to inform your next steps - whether that's proceeding as planned, requesting repairs, negotiating on price, or walking away within your contingency period.
That's the whole process. Arrow Home Inspections will be with you for steps two through four - and we write our reports to be understood by real people, not just construction professionals.
Understanding Your Inspection Report
We write our inspection reports to be clear, organized, and actionable — not to overwhelm you with jargon. Here's how to approach the report when you receive it:
A pre-listing inspection levels the playing field:
Not every finding is a problem
Inspection reports for a typical home will include dozens of observations. Some are significant like safety concerns, major system failures, evidence of water intrusion. Others are routine maintenance notes. Read the report with that distinction in mind. Your inspector is there to document what they find, not to tell you whether to buy the home - that's your decision.
Focus on safety issues and major systems first
Look first at anything flagged as a safety concern or as requiring immediate attention. Then look at the condition of the five major systems: roof, foundation, electrical, plumbing, and HVAC. These are the expensive ones - and the ones that commonly drive renegotiations or deal cancellations.
Use the report as a negotiating tool - not a demand list
You can share the inspection report with the seller and request repairs, a price adjustment, or a credit at closng. In a FSBO transaction, you're doing this directly with the seller - no agents filtering the conversation. Keep it factual, keep it focused on the significant findings, and reference the inspector's documentation. The report is an objective third-party assessment. That's your strongest tool.
Know your contingency deadline
Your purchase agreement should include an inspection contingency period - typically 7 to 14 days in Colorado. If the findings are serious enough that you want to walk away, you must do so in writing before that deadline expires. Don't let the deadline pass while you're still deliberating.
Important:
Arrow Home Inspections does not provide legal or real estate advice. For guidance on how to use inspection findings in your purchase negotiations or how to exercise an inspection contingency, please consult a Colorado real estate attorney.
Add-On Services That Matter More When You're Buying Without an Agent
An agent who has done dozens of transactions knows which add-ons are worth it in your specific situation. Without that experience in your corner, here's our honest guidance for Colorado FSBO buyers:
Radon testing - do not skip this in Colorado Springs.
Colorado has some of the highest natural radon concentrations in the country, and the Pikes Peak region is a high-radon zone. Radon is a colorless, odorless gas that accumulates in homes, particularly in basements and lower levels, and is the second leading cause of lung cancer in the United States. Testing takes 48 hours and costs a fraction of what mitigation costs after you own the home.
Sewer scope - essential for homes over 20 years old.
A standard inspection does not include the sewer line running from the house to the municipal connection. In older Colorado Springs neighborhoods, cast iron and clay sewer pipes are common and they deteriorate, crack, and get invaded by tree roots. A sewer scope runs a camera through the line and tells you exactly what's in there. Sewer line replacement can cost $5,000–$15,000 or more. A sewer scope costs a fraction of that.
Mold testing - especially in homes with visible moisture history.
If the inspection reveals signs of past moisture - water staining, efflorescence on foundation walls, musty odors, or previous repairs to plumbing - mold testing gives you a baseline air quality reading and can identify hidden growth that the naked eye can't see.
Termite / WDO inspection - required if you're using a VA loan.
If you're a veteran using VA financing, a Wood Destroying Organism inspection is not optional - it's required by the lender. Even if you're not using a VA loan, a WDO inspection is worth considering for older homes or properties with significant wood landscaping features.
Frequently Asked Questions - FSBO Buyers Edition
Do I need a home inspection when buying a home without an agent in Colorado?
You are not legally required to get a home inspection, but it is one of the most important steps in any home purchase - and it matters even more when you're buying without an agent. A home inspection is the primary tool you have to understand the condition of the property before you close. Skipping it means taking on unknown risk.
How do I schedule a home inspection without a real estate agent?
Contact a certified home inspector directly - no agent required. You'll need to provide the property address, confirm access to the home with the seller, and agree on a date during your inspection contingency period. Arrow Home Inspections can be booked online or by phone at (719) 687-1270.
Who pays for the home inspection in a FSBO transaction?
In almost all cases, the buyer pays for their own home inspection. The inspection is ordered by and for the buyer's benefit - it's one of the few costs in a home purchase that you should never ask the seller to cover, because it would create a conflict of interest with the inspector's objectivity.
Should I attend the home inspection when buying FSBO?
Yes - absolutely. Attending the inspection is one of the most valuable things you can do as a buyer, especially without an agent. You'll walk through the home with the inspector, see findings in person, and have the opportunity to ask questions in real time. The written report is thorough, but nothing replaces seeing it yourself.
Read more about the process here:
What if the inspection finds serious problems?
Serious findings give you options, but you need to act within your inspection contingency period. You can request that the seller make repairs, negotiate a price reduction or credit at closing, or choose to withdraw from the purchase. If you are unsure how to handle serious findings in a FSBO transaction, consulting a Colorado real estate attorney before your contingency deadline is a smart move.
Is a home inspection the same as an appraisal?
No. A home inspection evaluates the physical condition of the property - what works, what doesn't, and what needs attention. An appraisal determines the market value of the property for lending purposes. They are separate processes conducted by different professionals. If you're financing the purchase, your lender will require an appraisal. The home inspection is separate and is arranged by the buyer.