Home Inspection in Colorado Springs – Seller Fixing Roof, But Deck, Siding & Other Issues. Advice Needed!
I’m under contract on a single-family home in Colorado Springs and just got the full home inspection report back from a recent inspection. The seller has said they’re fixing the roof, but I’m still waiting on details of the scope. I’d love some opinions from experienced buyers, inspectors, or Colorado locals on whether these findings are normal for the area or if I should push harder in negotiations.
Key findings from the report:
Major / Recommendation items:
• Roof: Moderate hail damage, blistering, and aggregate/granule loss on the asphalt shingles. Inspector recommended a licensed roofing contractor evaluate for repair or replacement (lots of photos showing wear). Seller is apparently handling this.
• West Deck: Dry rot in multiple areas + ledger board is only nailed (not lag-bolted) to the house. Flagged as a structural concern.
• Garage Firewall: Penetrations/openings in the firewall/ceiling between garage and living space — noted as a Safety Hazard.
• Siding/Trim: Cracks, gaps, failing paint/finish, and some rot. Inspector recommends a siding specialist evaluate (could be paint/repairs or more extensive work).
• Grading & Drainage: Negative grade on north and south sides (water flows toward a window well on the north). Also a wooden retaining wall leaning to some degree.
• Water Heater: Installed 2014 — approaching end of typical service life.
• Other exterior: Gutter/downspout issues (indentations + pooling), concrete cracks in driveways/patios/walkways, backyard fencing repairs needed, torn patio awning, missing screen door, etc.
Minor / Maintenance items: A few smaller things like a torn doggy door flap, missing light fixture, missing valve handle, etc.
Positives:
• AC unit is a 2022 Bryant (inspected with no issues)
• Attic has ~12” fiberglass insulation and good passive ventilation
• No major foundation, structural, or HVAC red flags noted
• Overall the home seemed decent for the area
This is my first home purchase and I’m still in escrow. The inspector was thorough with tons of photos.
Questions for you:
• What would you push the seller to repair/fix with a credit (deck, firewall, siding, grading, water heater)?
• Is hail damage + deck issues pretty typical in Colorado Springs?
• Should I get my own roofing contractor and deck specialist to inspect after the seller’s work is done?
• Any other red flags I’m missing, or is this all normal wear for a house this age in Colorado Springs?
Thanks in advance — any advice is super appreciated! I can share more specific pages or photos from the report if it helps.