Should I get a sewer scope when buying a Colorado Springs home?

Yes. I recommend a sewer scope on every home, new or old. A general home inspection doesn't see inside the sewer line that runs from the house to the city's main, and that line is usually the homeowner's to maintain. A camera scope can find roots, cracks, sags, or a crushed section before you own the problem. Repairs can be expensive, and the damage may be in more than one place. Schedule the scope inside your inspection period so you can still negotiate or walk away.

What a sewer scope is

A sewer scope is a camera inspection of the main sewer line, usually run through a cleanout near the house. The inspector records video of the inside of the pipe and notes what they see: roots, cracks, offsets where sections have shifted, low spots that hold water (often called bellies or sags), buildup, or a section that's collapsed or crushed.

It's separate from the general home inspection. A home inspector checks the plumbing inside the house, but the line under the yard is out of sight. Many inspection companies offer the scope as an add-on, or you can hire a sewer specialist.

Why I recommend one on every home

You never know what's happened to the line. On a new home, a heavy truck can back over the line under the driveway or front yard and crush it, with nothing visible on the surface. Getting an inspection on a newer home covers that in more detail. On an older home, roots, aging pipe, and shifting soil are more common. What to know about buying an older home covers other age-related issues.

The bigger reason is cost. Sewer line repairs can be expensive, and once you close, they're yours.

Whose line is it in Colorado Springs?

In Colorado Springs, the sewer service line from the house to the city's wastewater main is generally the property owner's to maintain, and Colorado Springs Utilities publishes a service line responsibility page that shows which parts are yours. Outside the city, a home may be on a different sanitation district or on a septic system. If the home has a septic system, what to know about wells and septic in El Paso County covers that inspection instead.

Many standard homeowners insurance policies don't cover a worn or root-damaged sewer line. Some insurers offer a service line endorsement; it's worth asking your insurance agent what your policy would and wouldn't cover.

A real example from the seller's side

On one of my listings, the buyer's sewer scope found roots growing through the pipe. It wasn't really slowing anything down, but you could see them. It was a reality to work through. We got a quote, and the repair was going to be about $7,000. We also had the roof to contend with, along with a few other items.

In the end, the seller took $10,000 off the price instead of making the repairs. That worked for the buyer, and we moved forward.

Depending on the market, that might not work. In my experience, most of the time buyers will want the seller to fix it. They don't want to take on that expense, especially because the problem could be in several places along the line, not just one.

If the scope finds a problem

Under Colorado's standard contract, you can raise it in your inspection objection before the inspection deadline. Common outcomes:

• The seller repairs it before closing, ideally with a licensed contractor and documentation of the work.
• The price comes down or the seller offers a credit, and you handle the repair after closing. How seller concessions work explains what a lender allows.
• You get a second opinion or a repair quote first, so everyone is negotiating from real numbers.
• You walk away if you and the seller can't agree, as long as you terminate by the deadline. What contingencies to consider covers those deadlines.

If you're the seller

A scope before you list can tell you what a buyer is likely to find. Like any inspection, though, it's something you'd need to disclose once you know about it. Whether to sell as-is or repair first can help you decide what to do with what you learn.

What could change the answer

• The home's age and the material of the line.
• Large trees near the line, which make roots more likely.
• Whether the home is on city sewer, a sanitation district, or a septic system.
• How competitive the market is, which affects whether a seller will repair or credit.
• What your insurance policy covers.

When to talk with a professional

Hire a sewer specialist or an inspector with a camera to scope the line and a licensed plumbing contractor for any repair quote. Ask your insurance agent about service line coverage. Your real estate agent can help you raise the finding within the contract deadlines and negotiate the outcome.

Sources

• Colorado Springs Utilities, Service line responsibility: https://www.csu.org/safety/service-line-responsibility
• Colorado Springs Utilities, Wastewater backup policy: https://www.csu.org/policies/wastewater-backup-policy
• Colorado Division of Real Estate, Contract to Buy and Sell Real Estate (Residential), CBS1, § 10 (inspection and objection deadlines): https://dre.colorado.gov/real-estate-broker-contracts-and-forms