Do You Know How to Hire a Safe Home Inspector?

Four questions. Find out if you'd spot the red flags.

Your real estate agent recommends their friend who does 'some inspections on the side.' Is that a red flag?

• Yes — I'd ask for a certified professional instead — Smart call. Colorado experts say buyers get burned most often when they use someone's dad, uncle, or a contractor friend instead of a trained inspector with credentials.
• No — they were recommended, so they must be fine — Referrals aren't enough in Colorado. Without state licensing, anyone can inspect a home. Always verify certifications independently.

Which two organizations certify home inspectors when states don't require licensing?

• ASHI and InterNACHI — Correct. The American Society of Home Inspectors (ASHI) and the International Association of Certified Home Inspectors (InterNACHI) are the two major professional bodies — and both have inspector search tools.
• HUD and the Better Business Bureau — Neither HUD nor the BBB certifies home inspectors. Look for ASHI or InterNACHI credentials and ask to see the certificate.
• The Colorado Real Estate Commission — Colorado's real estate commission does not oversee home inspectors — there's no state body that does. ASHI and InterNACHI are your best options.

Your inspector's quote seems unusually cheap. What's the most important thing to verify first?

• Whether they carry liability and errors & omissions insurance — Exactly right. Without E&O insurance, if the inspector misses a $20,000 foundation problem, you have no recourse. Insurance is a minimum baseline, not a luxury.
• Whether the price includes a written report — A written report matters — but insurance is more critical. A cheap inspector without E&O coverage leaves you exposed if they miss something major.
• Whether they'll do it faster than competitors — Speed is not a virtue in home inspection. A thorough inspector takes 2-4 hours on a typical home — crawling through attics, checking electrical panels, testing plumbing.

You schedule an inspection. Should you be there in person?

• Yes — attend and ask questions throughout — Absolutely. Experts say attending the inspection helps you understand what's a minor fix vs. a dealbreaker — and a good inspector will explain everything as they go.
• No — just wait for the written report — Don't skip it. Reports can be vague. Seeing the inspector point to a cracked joist or corroded pipe firsthand gives you context a written report can't fully capture.

Certified inspector Jason Adams with HomeTeam of Northeast Denver has seen what an under-qualified inspector misses — and it can cost buyers tens of thousands of dollars. His job means crawling through attics, probing foundations, testing electrical panels, and climbing onto roofs in all weather.

'Colorado does not require home inspectors to be certified,' Adams told Denver7. 'You could call yourself a home inspector tomorrow and nobody would say otherwise. That's not serving the consumer.'

You could call yourself a home inspector tomorrow and nobody would say otherwise. That's not serving the consumer.Jason Adams, Certified Home Inspector, HomeTeam of Northeast Denver

Colorado vs. The Rest of the Country

Colorado came close to changing this in 2017. Senate Bill 17-038 would have required inspectors to register with the state's Department of Regulatory Agencies, undergo background checks, and operate under government oversight. Realtors backed it.

But the bill died in committee after the industry failed to coalesce around it. ASHI President Lisa Alajajian-Giroux told Denver7 that concerns at the time were about the bill's structure — not the goal of protecting consumers. 'We want a bill that protects the consumer. I am pro good licensing,' she said.

What Senate Bill 17-038 Would Have Changed

Colorado Today

• None State Registration No record of who's inspecting homes
• None Background Checks Criminal history not screened
• No minimum training standards
• No state agency to file complaints with

Under Proposed 2017 Law

• DORA Registered With Department of Regulatory Agencies
• Required Background Checks Before operating
• Mandated training and standards
• State oversight and consumer complaint process

Without state rules, buyers must vet inspectors themselves — and Kelly Moye with the Colorado Association of Realtors says the stakes are high. 'A home inspector can make or break a deal,' she said. 'And experience matters.'

'Usually my clients have bad experiences when they have somebody who's not a home inspector — like their dad, or their uncle, or the guy down the street who's a contractor,' Moye added. 'Having the right personality, plus the training, is very important.'

How to Hire a Safe Home Inspector in Colorado

1. Verify certification — don't take their word for it — Look up the inspector directly on ASHI's Find-an-Inspector tool or InterNACHI's search. A real certification number should be on file.
2. Demand proof of insurance — Ask for a current certificate showing both general liability AND errors & omissions (E&O) coverage. Without E&O, you can't recover costs if they miss something big.
3. Get referrals — then independently verify — Agent referrals are a good starting point, but always check credentials yourself. Colorado has no licensing board to back up a recommendation.
4. Show up in person — Walk with the inspector. Ask questions. Seeing a problem firsthand — a cracked joist, faulty wiring, a wet crawlspace — gives you context a written report can't convey.
5. Clarify what IS and ISN'T covered — Many inspections exclude roofs, built-in appliances, and testing for radon, mold, or water quality. Know exactly what you're getting before signing the agreement.

Common Myths About Home Inspections in Colorado

If a home inspector is recommended by my Realtor, they must meet professional standards.

Verdict: false

In Colorado, there are zero state standards to meet. A Realtor can legally recommend someone with no training, no certification, and no insurance. Always verify credentials independently.

Colorado has laws setting minimum inspection standards even without a license requirement.

Verdict: false

According to ASHI, Colorado has neither licensing nor statutory regulations — placing it among the most unregulated states in the country. The 2017 bill that would have changed this died in committee.

Attending the inspection doesn't really add value — the written report covers everything.

Verdict: mostly false

Reports can be vague or technical. Being present lets you ask questions in real time, see problems firsthand, and understand severity. Experts uniformly recommend attending.

Most states are like Colorado — home inspectors are largely unregulated nationwide.

Verdict: false

ASHI data shows 35 states require home inspector licenses. Colorado is in the minority — and unlike some other unregulated states, it has no statutory consumer protections either.

Find a Qualified Inspector — Free Tools

• ASHI Find-an-Inspector Tool: Search certified ASHI inspectors by ZIP code. ASHI members must meet education, testing, and ethics requirements.
• InterNACHI Inspector Search: Find InterNACHI-certified inspectors near you. Members complete ongoing education and hold to a code of ethics.
• Colorado Association of Realtors: Ask your agent for inspector referrals — but always independently verify credentials and insurance before hiring.
• Contact Your State Legislators: Colorado's 2017 licensing bill died in committee. If you believe inspectors should be regulated, contact your state senator or representative.

The 2017 Bill That Almost Changed Everything

Colorado Senate Bill 17-038 was the state's most serious attempt to regulate home inspectors. It would have required inspectors to register with the Department of Regulatory Agencies (DORA), undergo background checks, and operate under defined state oversight.

Colorado Realtors supported the measure — a notable endorsement given their daily reliance on inspection outcomes. But the bill died in committee when the broader inspection industry failed to unify behind it.

ASHI President Lisa Alajajian-Giroux told Denver7 that ASHI's concerns at the time were structural — about how the bill was written — not about whether regulation itself was warranted. 'We want a bill that protects the consumer. I am pro good licensing,' she said.

No comparable bill has advanced in Colorado since. The state remains one of the least regulated in the country for home inspections, with no licensing, no registration, and no statutory consumer protections.