Should You Do a Sewer Scope Before Listing Your Older Denver Home?

Should you do a sewer scope before you list your older Denver home? Yes. Whatever the age of your home, you should expect that every buyer is going to order a sewer scope, so it is best to get ahead of it. A pre-listing sewer scope lets you find out what is going on underground on your own schedule, instead of learning about it from a buyer's inspector in the middle of your deal.

Picture this. You have a lovely brick bungalow in Platt Park. The house shows beautifully, offers come in, and you accept one you are thrilled about. A few days later, the buyer's sewer scope comes back showing root intrusion and an offset joint in the old clay line out to the street. Suddenly the conversation is no longer about the house. It is about a pipe nobody has ever seen, a repair estimate nobody has had time to shop around, and a contract deadline that is coming up fast.

That does not have to mean the sale falls apart. But it is a stressful way to find out, and it puts you in a weaker spot than you need to be. Let's talk through what a sewer scope is, why it matters so much for older Denver homes, and how to decide whether one makes sense before you list.

What a sewer scope actually is

A sewer scope is a video inspection of your home's main sewer line, the pipe that carries everything from your house out to the public sewer main, usually under the street or alley. A technician feeds a small camera on a flexible cable into the line, often through a cleanout, and records the trip. You typically get the video plus a short written summary of anything worth noting.

A sewer scope is not done by your regular home inspector. It is a separate inspection, and it is an important addition to the home inspection, which is why buyers almost always add it on.

Who should do your scope

This part matters. Use a company that only does sewer scopes, not a plumber or sewer contractor who also does the repairs. A company that is looking for repair work has a reason to find problems it can fix. You want an independent third party whose only job is to look at the line and tell you what is there.

Why older Denver homes deserve a closer look

Many of the bungalows and Tudors in Wash Park, Platt Park, and similar central Denver neighborhoods were built in the 1920s through the 1950s. Homes from that era were often connected to the sewer with clay pipe (sometimes called vitrified clay), laid in short sections with joints every few feet. Clay itself holds up well for a long time. The joints are the weak spot.

Over decades, a few things tend to happen:

• Roots find the joints. Mature trees are one of the things people love most about these neighborhoods, and tree roots are very good at finding small gaps in an old line.
• Sections shift. Soil movement can cause one section of pipe to settle lower than the next, creating an "offset" where waste can catch.
• Pipes crack or sag. A low spot in the line, often called a "belly," can hold water and debris.
• Old repairs are a mixed bag. Some homes have had sections replaced over the years with newer pipe, and the transitions between old and new are worth a look.

Many older lines are working fine and may keep working for years. The point of a scope is not to assume the worst. It is to know.

"But my sewer line is fine"

I hear this from sellers all the time: "It's fine. My sewer line is fine. I've never had any issues." And maybe there really is no issue. But a sewer line is out of sight, and the only way most people find out about a major problem is when something backs up into the house. Until then, you have no idea what is going on down there. That is why I always encourage sellers to be proactive and take a look before buyers do. A scope is fairly inexpensive, especially compared to a surprise in the middle of your sale.

Who is responsible for the line?

In Denver, the sewer service line from your house out to the public main is generally the property owner's responsibility, including the stretch under the street. That surprises a lot of people. If you want the official word for your property, Denver's Wastewater Management division is the place to ask. It is one more reason buyers pay close attention to this pipe: whoever owns the house owns that line.

How a sewer issue usually shows up in a sale

In Colorado, every resale home purchase is written on the standard Contract to Buy and Sell Real Estate approved by the Colorado Real Estate Commission. That contract gives the buyer an inspection period that ends on a date called the Inspection Objection Deadline. Before that date, the buyer can do their inspections, including a sewer scope, and then send an objection asking you to fix something, lower the price, give a credit, or they can choose to end the contract.

After a buyer objects, there is a short window to negotiate a resolution. If the two sides do not agree by the Inspection Resolution Deadline, the contract can terminate.

Those deadlines are set in each contract and are often a week or two apart. That is not a lot of time to:

• Get a second opinion on the video
• Collect repair bids from a couple of sewer contractors
• Figure out whether the problem is a quick spot repair or a full line replacement
• Decide what you are willing to offer

When the buyer's scope is the first time anyone has looked at the line, all of that happens under pressure, with the buyer's contractor's estimate often setting the tone.

What a pre-listing scope gives you

Doing your own scope before you list changes the timing, and timing is most of the battle.

You get to learn first. If the line looks good, you can share the video with buyers, which some buyers find reassuring. If it shows a problem, you find out while you still have time to think.

You get to choose your path calmly. With weeks instead of days, you can get more than one bid, ask questions, and decide whether to repair it before listing, price with it in mind, or offer a credit.

You get fewer surprises at the negotiating table. Expect the buyer to do their own scope anyway. That is completely reasonable. But if the findings match what you already know and have disclosed, there is far less room for a late surprise.

The honest tradeoff: disclosure

I want to be clear here, because this is the part people sometimes worry about. In Colorado, the standard Seller's Property Disclosure form asks about the home's sewer system, and sellers are expected to disclose known problems. If your pre-listing scope finds a defect, you now know about it, and that knowledge goes on your disclosure.

Some sellers see that as a reason not to scope. I understand the thought, but I see it differently. Older Denver homes are exactly the homes where buyers scope the sewer as a matter of course. The issue is very likely to come out either way. The real question is whether it comes out on your timeline or theirs. Your attorney is the right person to talk with about your specific disclosure obligations, and I am happy to walk you through how the form works in practice.

If the scope finds something

A finding is not a crisis. It is information. Here are the paths I usually talk through with sellers:

1. Repair it before listing. Then you can list with the repair documented, including invoices and, ideally, a follow-up video. Buyers tend to like seeing that work is done and paid for.
2. Get bids and disclose. If you would rather not take on the project, having one or two written bids ready helps buyers understand the scope of the fix instead of imagining the worst.
3. Price or credit with it in mind. Sometimes it makes more sense to reflect the issue in the price or offer a credit at closing, especially if a buyer may want to choose their own contractor.

There is no single right answer. It depends on the severity, your budget, how soon you need to move, and what the market is doing in your price range at the time.

How I approach it with sellers of older homes

When I sit down with someone selling an older Denver home, the sewer line is one of the first things I ask about, along with the roof, the electrical, and the furnace. If there is no recent scope on record, I recommend doing one early in the prep process, before photos and before we set a list price. That way, if it turns up something, we have time to handle it without rushing.

I also make sure you get a copy of the video file, not just the written summary. Buyers and their inspectors will want to see it, and it is worth having for your own records too.

If you are selling in Denver and buying in Littleton at the same time, this matters even more. Fewer surprises on the sale side means fewer moving parts on the purchase side. I wrote more about that juggling act in can you buy your Littleton home before selling your Denver home. And if you want a broader look at what tends to derail deals, the number one reason buyers walk away is a helpful read.

Frequently asked questions

Is a sewer scope required to sell a house in Colorado?

No. A sewer scope is not required by state law to sell a home in Colorado. It is optional for the seller, and buyers choose whether to order one during their inspection period.

If I do a pre-listing scope, will buyers skip theirs?

Plan on every buyer doing their own scope. Most prefer to hire their own company, and that is fine. Your scope still helps, because it means you already know what they are likely to find.

Does a newer home need a sewer scope too?

Yes. I suggest a sewer scope on every home, even brand-new construction. I have heard horror stories about new sewer lines that were not connected correctly, and that is something you want to find out before you buy, not after you move in. If you are buying a new build in Littleton, add a sewer scope to your inspections. The cost is fairly inexpensive for the peace of mind it gives you.

The same goes for a full home inspection. When you buy new construction, you still have the right to an inspection before closing, and I highly recommend you always do one. New homes come with a builder warranty, but it is much easier to get the builder to make fixes before closing, while they are still waiting on your money, than to chase warranty repairs after you move in.

How long is a sewer scope good for?

There is no official expiration, but a line can change over time, especially with large trees nearby. A scope from the last several months will carry more weight with buyers than one from years ago.

Can you recommend someone to do the scope?

Yes. I can share the names of a few independent sewer scope companies my clients have used. They only do inspections, not repairs, and you can choose whoever you are most comfortable with.

Let's talk about your home

Every older home has its own story, and the sewer line is just one chapter. If you are thinking about selling your Denver home, whether it is next month or a few years from now, and you have questions about what to check first, let's get together and talk about it. There is no pressure and no timeline. I am happy to be a resource.

Call or text me at (303) 618-6806, or email kim.byers@compass.com.

This post is general information, not legal, tax, or lending advice. Please talk with a lender, attorney, or tax professional about your specific situation.