Buying a home in Colorado is an adventure. Between the stunning mountain views and the vibrant communities in the Denver Metro and Colorado Springs areas, it’s no wonder people are flocking here. But our unique landscape: from the high-altitude sun to the "moving" soil beneath our feet: creates some specific challenges for homeowners.
At Plum Tree Home Inspections, we believe an inspection shouldn’t be a "deal-killer." It’s an education. Whether you’re looking at a bungalow in Boulder or a new build in Castle Rock, knowing what to look for helps you move forward with confidence.
Here are the seven most common findings we see during Colorado home inspections and, more importantly, how you can handle them like a pro.
1. Radon Gas: The Invisible Neighbor
Colorado is known for its beautiful granite mountains, but that same granite naturally releases radon gas as it breaks down. According to the Colorado Department of Public Health & Environment (CDPHE), about half of the homes in Colorado have radon levels higher than the EPA’s recommended action level.
What it is: A colorless, odorless radioactive gas that can seep through foundation cracks and accumulate in the home.
How to handle it: Don't panic! Radon is one of the easiest issues to fix. If an inspection shows high levels (above 4.0 pCi/L), a professional radon mitigation system can be installed. This typically involves a PVC pipe and a specialized fan that pulls the gas from beneath the house and vents it safely above the roofline. These systems are highly effective and usually cost between $1,200 and $1,800.
2. Hail Damage: The Colorado "Special"
If you’ve lived in the Denver Metro area for a full summer, you’ve likely seen a hail storm. Colorado is in the heart of "Hail Alley," and our roofs take a beating.
What it is: Hail hits can "bruise" asphalt shingles, knocking off the protective granules and exposing the underlying matting to the sun’s UV rays. Over time, this leads to leaks.
How to handle it: During our InterNACHI Certified Roof inspections, we look for these specific impact marks. If we find significant damage, the next step is often a dedicated roof certification or a claim through the seller’s homeowners insurance. A well-documented inspection report makes this conversation much smoother for buyers and real estate agents alike.
3. Expansive Soils and Foundation Movement
Colorado’s Front Range is famous for "bentonite" clay. This soil acts like a sponge: it swells when it’s wet and shrinks when it’s dry. This constant movement can put immense pressure on a home’s foundation.
What it is: You might see "stair-step" cracks in brickwork, cracks in basement floor slabs, or doors that just won't close properly.
How to handle it: Small, hairline cracks are often just the house settling. However, larger horizontal or diagonal cracks might require a structural engineer's eyes. The best way to manage expansive soil is through proper drainage. Keeping gutters clean and ensuring the ground slopes away from the foundation (at least 6 inches in the first 10 feet) is the best defense against soil movement.
4. Sewer Line Issues (The Need for a Scope)
In older neighborhoods like those in Denver, Arvada, or Colorado Springs, sewer lines were often made of clay or cast iron. Over decades, these lines can shift or become "tasty" snacks for thirsty tree roots.
What it is: Tree roots can grow into the joints of the pipe, causing backups. We also look for "bellies" (low spots where water pools) or cracked sections.
How to handle it: We always recommend a Sewer Scope. It’s a small add-on service that can save you thousands. If we find roots, a simple professional cleaning (hydro-jetting) might do the trick. If the line is collapsed, it’s better to know before you close so you can negotiate repairs.
5. Crawlspace Moisture and Vapor Barriers
Many Colorado homes, especially older ones, feature crawlspaces. Without proper management, these dark spaces can become traps for moisture.
What it is: Moisture in a crawlspace can lead to wood rot, musty odors, and even mold. This is often caused by poor exterior drainage or a lack of a proper vapor barrier (that thick plastic sheeting on the ground).
How to handle it: We check for standing water and the condition of the vapor barrier. Replacing or installing a high-quality 6-mil vapor barrier is a cost-effective weekend project that significantly improves the home's air quality and protects its structure.
6. Roof Wear: Snow and UV Exposure
Beyond hail, Colorado’s climate is harsh. The high-altitude sun delivers intense UV radiation, and heavy snow loads can stress the roof structure.
What it is: Shingles can become brittle and "curl" due to UV exposure, or we might see flashing that has pulled away due to the freeze-thaw cycle of our winters.
How to handle it: Regular maintenance is key. Replacing a few shingles or resealing flashing is an easy fix that prevents a full roof replacement down the road. Our inspectors are specifically trained in moisture intrusion and roof health to spot these "silent" wear items.
7. Attic Ventilation and Ice Damming
Ever see those giant icicles hanging off a neighbor's gutters in January? That’s often a sign of poor attic ventilation.
What it is: When heat escapes from the house into the attic, it melts the snow on the roof. That water then refreezes at the cold eaves, creating an "ice dam" that can push water up under the shingles and into your walls.
How to handle it: The solution is usually a combination of better attic insulation and improved ventilation (like soffit or ridge vents). This keeps the attic temperature closer to the outside air, preventing the melt-and-freeze cycle and lowering your energy bills in the process.
Why Choose Plum Tree Home Inspections?
We know the Colorado market inside and out. Our goal is to provide a balanced, non-alarmist report that gives you the facts without the stress. We are proud to be InterNACHI Certified (ID: NACHI26021022) and hold specialized certifications in:
- Moisture Intrusion
- Roofing Systems
- 11th Month Warranty Inspections
We also provide peace of mind through the InterNACHI $25,000 Honor Guarantee and the Buy-Back Guarantee. If we miss a covered item, InterNACHI will buy the home back for the price you paid. That’s how much we believe in our process.
Ready to schedule?
Standard home inspections for single-family homes in Colorado typically range from $450 to $600. It’s a small investment for the biggest purchase of your life.
Thank you for trusting Plum Tree Home Inspections. If you have any follow-up questions after your inspection or just want to chat about a concern you found in your potential new home, we’re always here to help!
Give us a call or text at +17205712498 or visit us at plumtreeinspections.casa to book your peace of mind today.
Plum Tree Home Inspections
1500 N Grant St Suite R,
Denver, CO 80203
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