This example shows what happens when odor is found by the buyer rather than the seller. It is not unusual. Owners who have lived in a house for years often cannot smell a basement problem, and in a fast market a house may go under contract before anyone thinks to check. The buyer's inspector, though, goes into every corner with a flashlight.

Contract deadlines in Colorado transactions are firm, and the details are in the specific contract. Your agent will explain exactly how much time there is to respond and what options exist.

The situation

Illustrative example. Not a real job or customer.

A two-story home from the late 1990s in a southern suburb goes under contract within a week of listing. The buyer's inspection notes a musty odor in the finished basement, elevated moisture readings at the bottom of drywall in one corner, and a downspout that discharges close to the foundation on the same side. The buyer's objection asks the seller to identify and correct the source and provide documentation, or offer a credit.

  1. The seller's agent gets the full inspection report, not just the objection summary, and shares the photos with the seller.
  2. The seller books an assessment within two days. A small inspection opening in the drywall shows damp insulation and staining on the bottom plate.
  3. The provider recommends removing the lower section of drywall and insulation along that wall, drying, treating the framing and replacing materials.
  4. The downspout is extended and the grading on that side is improved with soil sloped away from the foundation.
  5. The seller and agent review the timeline: the repairs can finish before closing, but not before the objection deadline.
  6. The seller responds with a written agreement to complete the repair by a licensed contractor before closing and provide invoices and photos.
  7. The work is completed, the buyer's inspector is invited back to view it, and records are delivered.

The buyer accepts the response and the sale proceeds. The seller spends about what a pre-listing fix would have cost, but with far less control over timing and more stress. The real cost was the negotiating leverage lost by finding the problem late.

Options the seller had

  • IfThe repair can be completed before closingThenAgree to complete it with documentation; buyers often prefer this when the scope is clear.
  • IfThe scope is uncertain or would delay closingThenA credit may be simpler, but it should reflect a realistic scope, so an assessment still helps.
  • IfThe buyer's request seems out of proportion to the issueThenA provider's written assessment gives the seller's agent something factual to negotiate with.
  • IfThe buyer remains uncomfortableThenThe buyer may have the right to terminate under the contract; the agent will explain the risk.

If this happens to you

  • Ask for the full inspection report and photos
  • Get a source assessment quickly, even if offering a credit
  • Fix the cause, such as drainage, before or with the interior repair
  • Keep all communication through the agents and in writing
  • Collect invoices and photos for the buyer
  • Talk with your agent about any disclosure follow-up

General information for the Denver area, not a quote or professional advice. In an emergency, call 911.