Denver Home Seller
Options for Inspection Resolution

July 30, 2026

If you have been following our Denver Market Update each month, then you’re probably thinking, in this market, buyers seem to have the upper hand. Let’s talk about some ways that sellers may still be able to make things work in their favor. First, I want to make sure we are all starting from the same understanding of what an Inspection Resolution is. An Inspection Resolution is a document that explains what a seller is willing to repair or replace after the buyer has made their “list of demands” following an inspection of the property they are buying. The “list of buyers demands” is formally called an Inspection Objection. A seller has choices when it comes to how they respond to what the buyer is asking them to do. Let’s discuss the options.

One option the seller has is to complete the items on the Inspection Objection. This would mean getting the appropriate contractors out to do the work requested. For example, if the furnace needs to be cleaned, the sellers can get an HVAC contractor out to clean the furnace. The drawback to this method is that it takes time to schedule contractors to come out to a property, and sometimes contractors are so busy (often when they are good) that there may need to be some time to fit the repair/replacement into the contractor’s schedule. The positive to getting contractors out may be that some money can be saved by completing the work.

Another option is to have some items on the Inspection Objection completed and to combine that with a seller concession (money given at closing to the buyers for a rate buydown or to pay towards closing costs). This allows the seller to give a seller concession for items that will take longer to complete. For example, certain items like radon mitigation require a longer period of time to potentially get HOA approval (if there is an HOA) and extra time would normally be needed for the retesting of radon levels. Items that typically take extra time to complete could potentially delay closing. Doing some repairs and giving a seller concession for items that take longer is actually a positive for both sides. That way closing isn’t delayed, and the buyer has the extra funds after closing to complete the repair.

Another route to go, if as a seller you are moving quickly, would be to only offer a seller concession for items on the Inspection Objection. Of course, the buyer has to agree with this route, but it makes it so much easier for sellers because they don’t have to get all of the repairs scheduled. In most cases though, estimates for the work to be performed will need to be provided. That does take time, but at least a seller doesn’t need to wait for the work to be completed.

Of course, a seller can decide to not do anything on the Inspection Objection list. That would not be something I would recommend in the current market; although, that may have worked at the height of the market when listings were scarce back in 2020 to mid 2022.

Another strategy is to provide a home warranty for old mechanicals or even a partial credit in lieu of having something replaced. Ultimately, how the Inspection Resolution is structured is completely negotiable, so it is important to work with a real estate agent that understands all of the different strategies available to get through inspections without the seller giving away more than they have to.

If the buyer really wants to have the work completed, and there is no time, the seller can usually put 150% of the cost of the repairs into an escrow account held by the title company to complete the repairs after closing. This method can be complicated because the seller will still need to get estimates, and some lenders may require multiple estimates for items being completed or even not allow money for the repair to be put in escrow at all. Any excess money after the repairs are paid for will be refunded to the seller.

At the end of the day, even in a market that favors buyers in many ways, sellers still have options when it comes to how they respond to what the buyer is asking them to do after inspection. At TK Homes, we understand the strategies needed to net you the most money at the closing table, including helping you through the inspection period so that you’re only spending the money absolutely necessary to get through inspection. You have hired us because you have confidence in our expertise, so count on our expertise during this part of the process! If you are interested in selling or buying a Denver area home, contact a TK Homes agent today, and let’s make your real estate goals a reality!
 

~ Written by TK Homes REALTOR®, Mary Smith