Jeni VanOrnum | Real Estate Insights & Education

Home inspections protect your investment. I’m Jeni VanOrnum, your Douglas County real estate agent, sharing what first-time homebuyers need to know about inspections in 2025.

Why Inspections Are Non-Negotiable

Even if the house looks perfect, hire a professional inspector. In Douglas County, common issues include foundation problems from expansive soil, roof damage from Colorado hailstorms, HVAC systems stressed by temperature extremes, and water damage from spring snowmelt. A $450-650 inspection can save thousands in unexpected repairs.

Choosing Your Inspector in 2025

Select a licensed Colorado inspector with Douglas County experience. They understand local issues like radon (common in Colorado), water drainage problems specific to our soil conditions, and construction standards for different neighborhood eras. Ask for referrals—I work with several excellent inspectors who are thorough, educational, and use modern technology.

What Inspectors Examine

Professional inspections cover structural components (foundation, framing, roof structure), exterior elements (siding, windows, grading, drainage), roofing systems and materials, plumbing systems and fixtures, electrical systems and panels, HVAC systems, interior (walls, ceilings, floors, doors, windows), insulation and ventilation, and included appliances if part of the sale.

Modern Inspection Technology

In 2025, many inspectors use thermal imaging to detect hidden moisture, drones for roof inspections, and digital reporting with photos. These technologies provide more comprehensive assessments than traditional inspections alone.

Attend Your Inspection

Always attend—it’s educational and empowering. Ask questions, take photos and notes, learn about your future home’s systems and maintenance needs, identify potential upgrade opportunities, and understand which issues are urgent versus long-term. Good inspectors explain everything and provide valuable maintenance tips.

Understanding the Report

Inspection reports categorize issues by severity. Safety issues (electrical hazards, structural problems, carbon monoxide risks) require immediate attention. Major systems (roof, HVAC, plumbing, foundation) affect livability and are expensive to replace. Minor issues are cosmetic or easily fixed. Not everything needs repair—focus on significant items affecting safety, function, or value.

Negotiating After Inspection

Use inspection results strategically to negotiate repairs completed before closing, credits toward closing costs or repairs, price reductions reflecting needed work, or seller-provided home warranties. In Douglas County’s current market, sellers are often willing to address major issues. I help prioritize requests and negotiate effectively.

Specialized Inspections

Sometimes additional inspections are needed beyond the general inspection. Radon testing is recommended for all Colorado homes (radon is common). Sewer scope inspections check underground pipes for damage. Mold inspections follow water damage discoveries. Structural engineers evaluate serious foundation concerns. Chimney inspections assess fireplace safety.

Make Informed Decisions

Contact Jeni VanOrnum for referrals to trusted Douglas County inspectors. Don’t skip this crucial step in your 2025 first-time home purchase.