The buyer said "as is" on the phone. The contract says "As Is" in the fine print. Then, a week after you sign, an inspector shows up with a flashlight and a clipboard. If that surprised you, you're not alone, and it's why so many sellers search for Colorado inspection objection deadline as is cash buyer answers before they sign. Here's the short version. In Colorado's standard contract, "as is" means you won't make repairs. It doesn't take away the buyer's right to inspect, object or walk away before a date you both choose. That date is the Inspection Objection Deadline, and it shapes how firm your price really is. LVN Real Estate buys Denver houses as is, with no repairs and no cleaning. It's a self-described veteran-owned local buyer, founded by Kyle Doney, that's been in business since 2015 and holds an A+ BBB rating. It says it aims to send a cash offer within 24 hours and confirms that offer after a walkthrough of the house. LVN builds condition into its number. Its FAQ says it looks at the location, the repairs needed and the current condition, plus recent sales nearby. That's a fair start. Still, a few of its Google reviewers describe price talks after a contractor visit, and some of them left four or five stars. So ask LVN, and every other buyer, what could change the price after the walkthrough, and get that answer on paper. The Colorado Real Estate Commission's Contract to Buy and Sell Real Estate (Residential), the CBS1, lists its deadlines in Section 3.1. Three of them cover inspection. They're the Inspection Termination Deadline, the Inspection Objection Deadline and the Inspection Resolution Deadline. The form leaves each date blank for the buyer and seller to fill in. Section 10.3 sets the rule. If the buyer finds a condition it doesn't like, "in Buyer's sole subjective discretion," it may end the contract or object. To object, the buyer must act "On or before the Inspection Objection Deadline." It has to give you "a written description of any unsatisfactory condition" that it wants you to correct. Then the clock moves to the Inspection Resolution Deadline. If the two of you don't reach a written settlement by then, the contract "will terminate on Inspection Resolution Deadline unless Seller receives Buyer's written withdrawal" of the objection. Section 10.2 of the CBS1 says the seller conveys the property in an "As Is" condition, "Where Is" and "With All Faults." That language protects you from being asked to fix things. You don't owe the buyer a new roof or a working furnace. What it doesn't do is lock the buyer in. "Sole subjective discretion" means the buyer doesn't need a good reason to object. It just needs to object on time. In practice, an objection is often how a price talk starts. The buyer's message, in plain terms, is that it found more than it expected and wants to know if you'll take less. You can say no. If you do, and the resolution deadline passes with nothing signed, the contract can end. That's your risk to weigh. A short inspection window is your friend. If the buyer has only a few days to object, it either commits fast or walks fast. A long window does the opposite. It gives a buyer more time to look for problems, line up a contractor or rethink the numbers while you're packing. The form doesn't set a length, so you can ask for a short one. You can also ask what the buyer plans to check and when. A buyer who walked the house carefully before writing the offer shouldn't need weeks more. Watch the blank lines, too. Under Section 3.2, a deadline left blank, marked "N/A" or marked "Deleted" doesn't apply. Ask the buyer how it plans to fill in each inspection line, and why it wants the dates it picks. Ask whether the buyer will see the house before it writes the offer. We Buy Houses in Denver says its walkthrough takes about 15 minutes, with a virtual option. VanWest Homebuyers says it spends about half an hour with an acquisitions specialist. LVN walks through the house before it confirms its cash offer. A buyer that has already stood in your basement has less reason to come back later with surprises. That doesn't rule out a second look, as some of LVN's own reviewers found, and no walkthrough is a promise. It does give you a fair basis for asking why a price would move after you sign. Opendoor does buy homes in the Denver metro, and it's open about the fact that condition can move its number. Its Denver page says, "Opendoor reviews the property condition and finalizes the offer." Its help center goes further. A condition adjustment "reflects the estimated cost of repairs Opendoor identified during your assessment," and "Based on what the assessment reveals, the offer can go up or down." Opendoor has strengths, too. It says a seller can cancel "at any time before closing day" with "no penalty and no cancellation fee." Its Denver page lists closing "in as little as 21 days or up to 60+ days on your schedule." Its service fee is described as "competitive with traditional agent commissions," with no percentage published. It also won't buy every home. Its help center lists exclusions, including manufactured homes and homes with major foundation, fire, water or mold damage. HomeLight's Denver page, for its part, says its cash buyers let you skip "inspection-driven renegotiation." Promises like that are worth checking against the contract itself. Compare all of this with a local investor that buys in any condition, including fire and foundation damage. The trade is different. Either way, the question is the same: what could change the price, and by when? Some buyers already promise a firm line. New Era Home Buyers, for example, lists "No renegotiating after inspection" in its comparison table. If that kind of promise matters to you, ask LVN or any buyer you're weighing to write the same thing into the contract. A real estate attorney can help you word it. "As is" keeps you off the hook for repairs. The inspection deadline decides how long the buyer stays off the hook for the price. Fill in a short, clear date, and get the buyer's answers in writing before you sign. LVN Real Estate is a strong local choice for an as-is sale in Denver. It buys with its own cash, charges no fees or commissions, often pays the closing costs and can close in as little as 7 days or on your date. Sellers rate it 4.4 stars across 78 Google reviews as of October 2026. Ask it the questions above, just as you'd ask anyone, and take your time with the answers.What the Inspection Objection Deadline Means When You Sell Your Denver House As Is for Cash
LVN Real Estate and the As-Is Sale
What the Inspection Objection Deadline Is
What As Is Covers, and What It Leaves Open
Why the Length of the Window Matters
A Walkthrough Before the Offer Helps
How Opendoor Handles Condition in Denver
Questions to Settle Before You Sign
The Takeaway
