Trying to make sense of inspection vs appraisal in a Longmont home purchase? You are not alone. Both happen early in your contract, both involve a professional at the property, and both can affect whether you close. Yet they answer very different questions. In this guide, you will learn what each one does, when they happen in Colorado contracts, typical costs and timelines, Longmont-specific risks to plan for, and how to handle a low appraisal or inspection findings. Let’s dive in.
Inspection vs appraisal: what they are
A home inspection is a non-invasive, visual evaluation of a home’s condition and safety at the time of inspection. You, the buyer, typically hire and pay the inspector. The inspector looks at major systems like the roof, foundation, HVAC, plumbing, and electrical, and flags visible issues such as moisture, pest evidence, or safety hazards. Inspectors follow standards of practice and ethics from professional groups such as ASHI and InterNACHI. The inspection is not destructive testing and does not certify future performance.
An appraisal is an independent opinion of market value used by your lender to underwrite the mortgage. The lender orders it, and you usually pay the fee as part of closing costs. Appraisers analyze recent comparable sales, local market trends, and the property’s condition to arrive at a value. They work under state oversight and national standards such as USPAP, along with lender guidelines that may reference Fannie Mae and Freddie Mac. An appraisal is not a full condition inspection.
Key differences to keep in mind:
- Purpose: inspection focuses on condition and safety; appraisal focuses on market value.
- Who it protects: inspection protects you; appraisal protects the lender’s loan decision (and helps you gauge value).
- Outcome: inspection findings can lead to repair requests or termination under your contingency; a low appraisal can trigger price renegotiation, concessions, extra cash from the buyer, a rebuttal, or cancellation if your contract allows.
How inspections fit into Colorado contracts
In Colorado, your purchase contract will set a due diligence or inspection period, commonly 5 to 14 days but negotiated case by case. During that window you schedule inspections, receive the written report, and decide to accept the home, request repairs or credits, or terminate within the deadline. Make requests in writing and on time.
Many Colorado contracts also address earnest money and may reference a separate due-diligence fee. The exact remedies, deadlines, and fees depend on your written contract, so read it closely and confirm timing with your agent.
How appraisals fit into Colorado contracts
You should apply for your loan promptly after the contract is signed. The lender orders the appraisal during underwriting. In many Colorado transactions, the site visit is scheduled within a few days to a couple of weeks after order, and the report often returns 7 to 14 days after the visit. Some contracts spell out an appraisal or loan objection deadline. Your protections depend on those terms.
If the appraisal is at or above the contract price, underwriting typically continues. If it is below, your options may include a price change, seller concessions, bringing additional funds, requesting a reconsideration of value, or canceling within your appraisal or loan objection deadline.
A typical 30-day Longmont timeline
- Day 0: Contract signed; earnest money due as agreed.
- Days 1–3: Your agent schedules the general inspection and any add-ons (radon test, sewer scope, specialists). You apply for the loan; the lender orders the appraisal.
- Days 3–5: You receive the inspection report; you submit repair requests or an objection before your deadline.
- Days 7–14: Appraiser completes the site visit; the report is returned.
- Days 14–21: You resolve appraisal gaps and finalize underwriting tasks.
- Days 21–30: Repairs are completed if agreed; you sign final loan documents and close.
Turn times vary with market volume and property complexity, so start early and keep everyone coordinated.
Longmont-specific factors to consider
Longmont and greater Boulder County offer great variety in home age, lot types, and remodel history. That creates a few inspection and appraisal watch points:
- Radon: Many parts of Colorado have elevated radon potential. Adding a short-term radon test during your inspection is common and recommended.
- Soil and foundation: Expansive clay soils along the Front Range can contribute to movement or slab issues. If your inspector notes cracks or uneven floors, plan for a structural engineer evaluation.
- Flooding and drainage: The 2013 Colorado floods affected parts of Longmont and nearby creeks. Review floodplain resources and drainage history, especially near the St. Vrain. Flood zones can affect insurance and appraisal.
- Wildfire hazard: Some areas of Boulder County have wildfire risk. Factor this into insurance and defensible space planning where relevant.
- Sewer vs septic: Most Longmont properties are on municipal sewer. Some rural or older properties in Boulder County use septic systems, which require a septic inspection and maintenance records.
- Permits and records: Unpermitted additions or major system changes can affect appraisal and insurability. Ask for permit history and check City of Longmont Building Department records and Boulder County Assessor data when needed.
Provide appraisers with documentation of permitted additions and upgrades. Good records help support value.
Costs and common add-on inspections
Actual fees vary by property size, age, and vendor, but these ranges are typical in Colorado:
- General home inspection: about $300 to $600.
- Radon test: about $100 to $250 for a short-term test.
- Sewer scope: about $150 to $400.
- Pest or wood-destroying organism inspection: about $75 to $200 (sometimes lender-required).
- HVAC, roof, structural engineer, or foundation specialist: about $200 to $500+ depending on scope.
- Appraisal (single-family): about $450 to $700 for standard homes; complex or high-end properties can be $700 to $1,200+.
Common add-ons in Longmont include radon testing, a sewer line camera scope for older homes or those with mature trees, a roof evaluation if the roof shows age, a chimney inspection if in use, and a structural review if foundation concerns surface.
What to expect during each visit
Inspection day: A typical single-family inspection takes 2 to 3 hours. The inspector examines visible, accessible systems and documents findings with photos. You usually get the written report within 24 to 72 hours. Expect recommendations for any specialist follow-ups.
Appraisal day: The appraiser’s visit is often brief, about 15 to 40 minutes. They verify features and condition, take photos, and later complete a valuation analysis using recent comparable sales and market data. The final report typically returns 7 to 14 days after the visit, depending on workload.
If the appraisal comes in low
If value is below the contract price, you have several potential paths:
- Renegotiate price to the appraised value.
- Ask for seller credits or concessions.
- Bring additional cash to cover part or all of the gap.
- Request a reconsideration of value by providing additional comparables or documentation. Results vary by lender and appraiser.
- Seek a second appraisal or a review if allowed by lender policy.
- If your contract includes appraisal or loan contingencies, terminate within the deadline if no solution is reached.
Your best strategy is to act fast, bring data, and keep options open while you remain inside your objection period.
Negotiating after inspections
Inspection findings do not automatically require the seller to repair items. Common outcomes include:
- Requests for repairs to safety items or major defects, such as roof, foundation, or electrical hazards.
- Seller credits at closing instead of repairs.
- Bids from licensed contractors to define scope and cost before you agree.
Put agreements in writing, include timelines, and clarify whether licensed contractors are required. Plan time for reinspection if repairs are completed before closing.
Buyer checklist for Longmont
- Get preapproved or apply for your loan as soon as you are under contract.
- Schedule your general inspection, radon test, and sewer scope right away to stay inside your due diligence window.
- Verify your inspector’s credentials, professional membership, and insurance. Ask for a sample report.
- Attend the inspection if you can to see issues first-hand and ask questions.
- Review the report quickly and submit written requests before your deadline.
- Share a list of recent upgrades, permits, and relevant comparable sales with your lender and appraiser.
- Ask for permit history and check local records for additions, conversions, or major system work.
- Track all contract deadlines for inspection, appraisal, and loan objections.
Buying in Longmont is both a lifestyle choice and an investment decision. If you want a local team to coordinate inspections, keep your deadlines on track, and help you negotiate with confidence, connect with Robin Lockard. We combine neighborhood insight with hands-on transaction management to help you close smoothly.
FAQs
Who pays for inspections and appraisals in Colorado?
- Buyers usually pay for the home inspection; the lender orders the appraisal and the borrower typically pays that fee at closing.
Can an appraisal replace a home inspection?
- No; an appraisal estimates market value for the lender, while an inspection evaluates home condition and safety.
What extra inspections should I order in Longmont?
- Radon testing is common in Colorado; consider a sewer scope for older homes and specialist reviews if foundation, roof, or moisture issues appear.
How long do inspection and appraisal steps take?
- Inspections are often scheduled within the first week and reports arrive in 24 to 72 hours; appraisals commonly return 7 to 14 days after the site visit.
What if my inspection finds major defects under a Colorado contract?
- Within your due diligence window, you can request repairs or credits, seek specialist bids, or terminate according to the contract’s terms.
What if the appraisal comes in below my contract price?
- Typical paths include renegotiation, seller concessions, bringing extra cash, a reconsideration of value, or cancellation within your contingency period.
Do unpermitted additions affect my loan or appraisal?
- They can; appraisers and lenders may require evidence of permits for significant additions or system changes, which can impact value and insurability.
Should I attend the inspection?
- Yes if possible; being on-site helps you understand findings, ask questions, and plan any follow-up evaluations.
