Inspection Objection Deadline

During: Contract to Close: Inspection and Due Diligence: Inspection Objection Deadline

The Inspection Objection Deadline is part of the Inspection and Due Diligence process and a deadline in our Contract to Buy and Sell Real Estate.

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Complete the "Inspection Objection Deadline" checklist:

https://LearnToBeRich.com/inspection-objection-deadline/

Mark this task as complete when done.

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If you have not done so recently, review the recording of the live presentation of "Negotiating Win-Win Inspections for Maximum Benefit" available on:

https://LearnToBeRich.com/negotiating-inspections/

Mark this task as complete once you've watched it.

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Now that you're under contract, it is time to double check rents for the property so you can object using the Inspection Objection if rents will not work for you.

Research comparable rental property rent rates.

We are testing a subscription service that provides rental comps, so ask your Real Estate Broker to pull a report on your property to see what rent comps are from that service.

You may also want to contact your Property Manager if you're going to use one to get an idea of what they think rents would be.

Mark this task done when complete.

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Your Real Estate Broker should provide you with a list of Home Inspectors. You can use whoever you wish including Home Inspectors not on the recommended list.

Mark this task complete when done.

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Determine who you will use to inspect your new property when you go under contract.

Ask your Real Estate Broker for a recommendation.

Mark this task complete when you've decided which Home Inspector you'll use when you go under contract.

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After you go under contract decide whether you will do a Radon Test as part of your inspection on the property.

Mark this task complete when you decide.

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Determine who you will use to test for radon once you have a property under contract. Often this is the same person you selected as your Home Inspector.

Ask your Real Estate Broker or Home Inspector for a recommendation.

Mark this task complete once you've decided which Radon Testing Company you'll use.

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If you've decided to have a Radon Test performed, hire Radon Test Company to do Radon Test ideally during the same time your Home Inspector will be there inspecting the property. It may even be the Home Inspector doing the Radon Test.

Mark this complete after you receive the results of your Radon Test if you decide to perform a Radon Test.

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After you go under contract decide whether you will do a Sewer Scope as part of your inspection on the property.

Mark this task complete when you decide.

Contract Deadline: Inspection Objection DeadlineInspectionUltimate Nomad ChecklistWeek 61Week 9


Decide which Sewer Scope Company you will use to do a Sewer Scope on the property.

You can ask your Real Estate Broker for recommendations.

Mark this task complete once you've decided on a Sewer Scope Company to use.

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If you've decided to have a Sewer Scope performed, hire Sewer Scope Company to do Sewer Scope ideally during the same time your Home Inspector will be there inspecting the property.

If you have any problems, I strongly recommend paying the extra fee to get the video of the problem to provide as evidence with any Inspection Objection.

Mark this complete after your Home Inspection if you decide to perform a Sewer Scope.

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After you go under contract decide whether you will do a Methamphetamine Test as part of your inspection on the property.

Mark this task complete when you decide.

Contract Deadline: Inspection Objection DeadlineInspectionUltimate Nomad ChecklistWeek 61Week 9


Decide which Meth Test Company you will use to do a Meth Test on the property.

You can ask your Real Estate Broker for recommendations.

Mark this task complete once you've decided on a Meth Test Company to use.

Contract Deadline: Inspection Objection DeadlineDream TeamDream Team - Pre-ClosingInspectionUltimate Nomad ChecklistWeek 61Week 9


If you've decided to have a Meth Test performed, hire Meth Test Company to do Meth Test ideally during the same time your Home Inspector will be there inspecting the property.

Mark this complete after your Home Inspection if you decide to perform a Meth Test.

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Contact your Insurance Agent once you're under contract on the property and ask them to provide you a copy of the CLUE Report for the property. This gives you a history of the insurance claims made against the property.

Mark this task complete once you've received a copy of the CLUE Report from your Insurance Agent.

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Bring a copy of the CLUE Report from your Insurance Agent to the Home Inspection so you can use it to look closer at any items you have questions about with your Home Inspector during the inspection.

Mark this task complete once you finished the Home Inspection.

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Bring a copy of the "Seller's Property Disclosure" to Home Inspection so you can use it to look closer at any items you have questions about with your Home Inspector during the inspection.

Mark this task complete once you finished the Home Inspection.

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Go to Home Inspection with your Home Inspector.

Your Real Estate Broker usually does not attend.

Mark this task complete when done.

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As the ability to record audio and video gets less expensive and more easily accessible, be aware that a Seller may record audio and video of inside their home while you're at the inspection.

WARNING: Don't say or do anything at an inspection you wouldn't say or do right in front of the Seller. They may be recording you.

Yes, I'm paranoid, but just because I'm paranoid doesn't mean they aren't really recording.

Mark this task done when complete.

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With the help of your Home Inspector, find out the location of the main water shutoff to the property in case you ever need it.

Write down the location somewhere where you'll remember it.

Mark this task done when complete.

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Check to make sure that you have CO (carbon monoxide) detectors installed within 15 feet of each bedroom.

Some Lenders will have their Appraiser check to make sure they are there. If they're not, the Appraiser will charge you a second trip fee to go back out and check to make sure they are there before Closing. Easier to check at the inspection (with the help of your Home Inspector) so we can let the Seller's Real Estate Broker know to have them installed prior to the Appraiser going to the property for the Appraisal.

Mark this task done when complete.

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While at your inspection, if the appliances are important to you, photograph them and maybe photograph the model numbers of them.

It is exceptionally rare, but some Sellers may try to switch out appliances between the inspection and Closing. If you have photos of the appliances and the model numbers it will make it easier to show what was installed at the time of the inspection.

And, yes, I know I am paranoid.

Mark this task complete when done.

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After your Home Inspector sends you a copy of the Home Inspection Report after your Home Inspection, review it.

Mark complete when done.

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Save a copy of the Home Inspection report from your Home Inspector to the property folder in Dropbox.

Mark complete when done.

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Save a copy of the radon test results from your Radon Test Company to the property folder in Dropbox.

Mark complete when done.

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Save a copy of the sewer scope report from your Sewer Scope Company to the property folder in Dropbox.

Mark complete when done.

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Save a copy of the meth test report from your Meth Test Company to the property folder in Dropbox.

Mark complete when done.

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If you're going to object to anything during your Home Inspection discuss what you're objecting to and have Real Estate Broker prepare an "Inspection Objection".

Make sure you wait to get all your reports back before objecting like your sewer scope, radon test results, and methamphetamine test results.

IMPORTANT: This must be done prior to your "Inspection Objection Deadline".

Mark this complete when you completed an "Inspection Objection" or if you're not going to object.

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Once your Real Estate Broker completes the "Inspection Objection" with your help, sign the "Inspection Objection" via DocuSign.

IMPORTANT: This must be done prior to your "Inspection Objection Deadline".

Mark this complete when you completed an "Inspection Objection" or if you're not going to object.

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Save a copy of your "Inspection Objection" in your property folder on Dropbox after you've signed it via DocuSign.

Mark this complete when done.

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If you find out information during your inspection period so egregious that there is no possible resolution with the Seller, you can choose to terminate and protect your Earnest Money.

Ask your Real Estate Broker to prepare a "Notice To Terminate" and "Earnest Money Release" prior to your Inspection Objection Deadline.

Mark this complete when done.

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If you find out information during your inspection period so egregious that there is no possible resolution with the Seller, you can choose to terminate and protect your Earnest Money.

Sign the "Notice To Terminate" and "Earnest Money Release" that your Real Estate Broker sends over to you via DocuSign. It must be delivered to the Seller and/or the Seller's Real Estate Broker prior to your Inspection Objection Deadline.

Mark this complete when done.

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Once you've signed your "Notice To Terminate" and "Earnest Money Release" save a copy of each to your property folder on Dropbox.

Once the Seller signs, you can replace your copies with fully executed versions signed by you and the Seller.

Mark this complete when done.

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The are some significant concerns to be aware of relating to the Inspection Objection Deadline. Let’s look at these in detail.

Contract to Buy and Sell Real Estate

This deadline relates to § 10.2 of the Contract to Buy and Sell Real Estate in Colorado.

Section 10.2

10.2. Inspection Objection. Unless otherwise provided in this Contract, Buyer acknowledges that Seller is conveying the Property to Buyer in an “as is” condition, “where is” and “with all faults”. Colorado law requires that Seller disclose to Buyer any latent defects actually known by Seller. Disclosure of latent defects must be in writing. Buyer, acting in good faith, has the right to have inspections (by one or more third parties, personally or both) of the Property and Inclusions (Inspection), at Buyer’s expense. If (1) the physical condition of the Property, including, but not limited to, the roof, walls, structural integrity of the Property, the electrical, plumbing, HVAC and other mechanical systems of the Property, (2) the physical condition of the Inclusions, (3) service to the Property (including utilities and communication services), systems and components of the Property (e.g. heating and plumbing), (4) any proposed or existing transportation project, road, street or highway, or (5) any other activity, odor or noise (whether on or off the Property) and its effect or expected effect on the Property or its occupants is unsatisfactory, in Buyer’s sole subjective discretion, Buyer may, on or before Inspection Objection Deadline (§ 3):

10.2.1. Notice to Terminate. Notify Seller in writing that this Contract is terminated; or

10.2.2. Inspection Objection. Deliver to Seller a written description of any unsatisfactory physical condition that Buyer requires Seller to correct.

What We Often Use

What do I typically (or often) use for this deadline in our Contract to Buy and Sell Real Estate?

Normally, I’ll use MEC + 10 Days.

That gives us 10 days to schedule an inspector, for you to meet the inspector out at the property, get the inspection report back, have a discussion about what (if anything) we’re objecting to and give me time to draft up a copy of the formal Inspection Objection form, get it over to you to sign and get it back to the Seller’s agent before the deadline.

In some cases you might need to hire an attorney to draft up specific clauses to address something that is unusual. Yet another reason to get your inspection done early because often attorneys are not the fastest folks in the world to draft legal language for you.

What Are We Doing

So, what are we typically doing during this period of time? Here’s the short list:

  • Providing you with a list of home inspectors – For clients working with us in Northern Colorado, we have an templated email that we send out describing the several home inspectors that our clients have used and good experiences with along with a little commentary on my opinion of their strengths and weaknesses. The Buyer picks the home inspector, but we provide them with a list of ones that we’d use and that we recommend.
  • Discussing what, if anything, you’d like to object to – If during your inspection period you find things that you’re not happy with, we can discuss whether those might be good things to object to.
  • If you’d like to object to something based on inspection: preparing Inspection Objection for you – If we decide there is at least one thing that you’d like to object to, I’d prepare an Inspection Objection. For very complicated objections, you might need to contact an attorney to have the Inspection Objection drafted, but for most normal objections, I can probably write it.
  • If you’d like to terminate based on inspection: preparing Notice to Terminate and Earnest Money Release – If rather than objecting you decide, after the inspection period, you’d rather just terminate the contract and not continue, I can prepare a Notice to Terminate and Earnest Money Release that you would need to sign and we’d need to have submitted to the Seller’s agent on or before the Inspection Objection Deadline.
  • If you accept the property “as is”: prepare an Inspection Resolution – If after inspecting the property, you don’t find anything worth objecting to, we can complete an Inspection Resolution stating that you’re willing to accept the property in current, “as is” condition.

What Are You Doing

Here’s typically what you’re doing between when you first go under contract and the Inspection Objection Deadline:

Immediately After Going Under Contract










At Inspection(s)




After Meeting Inspector(s)/Contractor(s)







Inspection Resolution Deadline

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Often, after completing the Inspection Objection Deadline, we move on to the Inspection Resolution Deadline.

IMPORTANT NOTE: This checklist is based on what I personally use with clients in Northern Colorado and is based on the Colorado Real Estate Commission approved Contract to Buy and Sell Real Estate. Please rely on your local real estate agent for how it works in your local real estate market. This process will definitely vary in different States.

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