Your Inspection Objection Deadline: What to Ask the Seller to Fix (and What Not To)

The report is in. Now what?

Your inspection is done, and you have a report with dozens of items in it. The clock is now running on your Inspection Objection Deadline, and the next few days matter a lot.

This is where many buyers feel the most pressure. Every item in the report can start to feel like something the seller should fix. In our experience, the buyers who get the best outcomes do the opposite: they ask for less, and they make each ask count.

This guide explains what the inspection deadlines in a Colorado contract mean, how to sort your report into what matters and what doesn't, and why a focused request tends to land better with sellers.

First, a word about whose job this is

Your real estate agent leads the negotiation. They know the seller's side, the market, and your goals. They also prepare the actual paperwork and advise you on strategy.

We write this from two angles. As inspectors, we see what's in your report and what it really means. Our team also includes a licensed Colorado real estate agent, so we understand how repair requests play out after we leave.

Nothing here replaces your agent's advice. Think of it as background that helps you have a better conversation with them. If you're buying without an agent, talk with a real estate attorney before you send anything.

The three inspection deadlines in a Colorado contract

The standard Colorado residential contract sets three separate inspection deadlines. The exact dates are negotiated in your offer, so check your own contract or ask your agent.

Deadline	What it means for you
Inspection Termination Deadline	The last day to walk away based on the inspection, using a Notice to Terminate.
Inspection Objection Deadline	The last day to send the seller a written list of conditions you want addressed.
Inspection Resolution Deadline	The last day for you and the seller to agree in writing on how those items will be handled.

Timing is strict. Colorado contracts treat these dates as firm, and a missed deadline can cost you your options.

The Resolution Deadline is the one buyers most often misunderstand. If you send an objection and no written agreement is signed by that date, the contract can terminate. That's true unless you formally withdraw your objection in time. A list that is too long or too aggressive can run out the clock and end a deal you wanted to keep.

One more thing: talk to your lender before you finalize anything. Credits and price changes can affect your loan, and the final agreement needs to go to them.

Sources: Colorado Division of Real Estate, Extension or Termination of Contract form (2026), Inspection Objection Notice

Why fewer, stronger asks tend to work better

It can feel like the longer the list, the more you'll get. In practice, a long list of small items often backfires.

Put yourself in the seller's shoes. A list of 40 items, half of them loose cabinet hinges and missing outlet covers, feels like an attack on their home. Sellers get defensive, and defensive sellers say no to everything, including the items that really matter.

A short list reads differently. When every item is a real safety, structural, or major-system concern, it's hard for a seller to argue with. Each ask carries weight because nothing on the list is filler.

A strong request usually has three things going for it:

• A clear reason. The item is a safety hazard, an active defect, or a system at the end of its life.

• Support from the report. Photos, the inspector's notes, or a specialist's evaluation back it up.

• A reasonable remedy. The ask matches the problem, such as an evaluation and repair by a licensed contractor, or a fair credit.

Good requests also leave the seller room to say yes. Two or three well-supported items are easy to agree to. Twenty-five are a negotiation that may not finish before the Resolution Deadline.

What usually belongs on the list, and what usually doesn't

Every home and every deal is different, so use this as a starting point for the conversation with your agent.

Usually worth raising	Usually better left off
Safety hazards: gas leaks, carbon monoxide concerns, exposed wiring, missing handrails on stairs	Cosmetic wear: scuffs, nail holes, worn carpet, dated finishes
Active water intrusion or leaks	Missing outlet covers, loose hinges, sticky doors
Structural or foundation concerns, especially with expansive soils	Minor caulking and weatherstripping
Roof damage or a roof near the end of its life, especially if it affects insurance	Items you'd fix anyway because you plan to remodel
Major systems not working: furnace, water heater, main electrical panel	Normal age-related wear on a system that still works
Sewer line defects found in a sewer scope	Routine maintenance like furnace filters or gutter cleaning
Radon above the EPA action level of 4.0 pCi/L	Items listed as "monitor" or "maintenance" in the report

A quick test for each item: would this cost real money, affect safety, or affect your insurance or loan in the next year or two? If not, it's probably a homeowner to-do, not a negotiation item.

Keep the small items, though. Your report is still your first maintenance list once you move in.

Repairs, credits, or a lower price

There's more than one way to resolve an item, and your agent can help you pick the right one for your situation. Here's how each one tends to look from the inspection side.

• Seller makes the repair. This works well for clear-cut fixes. Ask for licensed contractors and receipts, and plan to verify the work before closing.

• Seller gives a credit. This lets you choose your own contractor and control the quality of the work. Lenders may limit how much credit is allowed.

• Price reduction. This can make sense for big items you'll handle later. It lowers the purchase price rather than giving you cash at closing.

• Further evaluation first. For things like foundation movement or a questionable furnace, getting a specialist's opinion before the deadline gives you a real number to work with.

Whichever path you take, the agreement needs to be in writing on the Inspection Resolution form before the deadline. A verbal "we'll take care of it" is not enough.

How your Arrow report helps you sort it out

Our reports are built to make this step easier. Hive's Context Layer marks which findings are common and which are easy fixes, so the items that really matter stand out. Photos and clear notes give your agent the support they need for each request.

Have a question about what something in your report means? Call us. We're happy to explain any finding to you or your agent. What to ask for, and how, is a conversation for you and your agent.

Schedule your inspection or call (719) 687-1270.

Frequently asked questions

Do I have to ask the seller to fix anything? No. You can accept the home as it is, ask for repairs or credits, or terminate by the Inspection Termination Deadline.

Can the seller say no? Yes. The seller can agree, refuse, or counter. If you don't reach a written agreement by the Resolution Deadline, the contract can terminate unless you withdraw your objection in time.

Should I include every item from the report? Usually not. A focused list of safety, structural, and major-system issues is more likely to get a yes.

Does a long report mean the house is in bad shape? Not necessarily. A thorough report on a well-kept home can still list dozens of minor items. See What Happens If a Home Inspection "Fails"?

What if I'm buying without an agent? Read our FSBO Buyer Guide, and consider having a real estate attorney review your objection before you send it.