By The Denver Group
We walk buyers through a lot more than square footage and bedroom count when they're searching for a home, and the things that actually matter most in Denver aren't always what people expect to check first. A handful of specific, local considerations can save a buyer real money and real headaches down the road. Here's what we think belongs on your checklist beyond the basics.
Key Takeaways
- Sewer scopes matter more here than in a lot of other markets, especially for older homes
- Outdated plumbing materials like polybutylene can create real insurance and lending problems
- Radon testing is worth doing given Colorado's naturally high levels
- HOA financial health matters as much as the monthly fee itself
Get a Sewer Scope, Especially in Older Neighborhoods
Denver's historic neighborhoods, including areas like Park Hill, Capitol Hill, and Five Points, often still have original clay or cast-iron sewer lines that are prone to root intrusion and deterioration over time. Denver's expansive clay soil adds to this risk, since it can shift enough to crack or misalign underground pipes even beyond normal aging. A sewer scope inspection, typically running somewhere between $99 and $250, is one of the more affordable ways to avoid an expensive surprise after closing.
Why This Matters So Much Here
- Original clay or cast-iron sewer lines common in older Denver neighborhoods
- Tree root intrusion a frequent, real issue in mature, tree-lined areas
- Denver's expansive clay soil adds real risk of pipe movement over time
- A relatively affordable inspection compared to the cost of a sewer line failure
Check for Outdated Plumbing Materials
Polybutylene piping, common in homes built from the 1970s through the mid-1990s across the Denver metro area, is prone to sudden failure and has become a real issue for both insurance and lending. Some lenders, including FHA and VA programs, may decline to finance a home with this piping present unless it's been replaced. Galvanized steel piping is another older material worth checking for, since it corrodes internally over time and can meaningfully restrict water flow throughout a home.
What to Look For Specifically
- Polybutylene pipes, often gray, blue, or black, sometimes stamped "PB2110"
- Homes built from the 1970s through the mid-1990s carrying the highest risk
- Potential lending complications with FHA, VA, or other loan programs
- Galvanized steel piping, which can restrict water flow as it corrodes
Test for Radon Before You Close
Colorado has naturally high radon levels, and testing is worth doing for essentially any home purchase in the Denver area, regardless of the home's age or construction type. If a test comes back elevated, a mitigation system can typically be installed at a relatively reasonable cost. This is a small, worthwhile step that's easy to overlook when a buyer is focused on more visible features of a home.
Why Radon Testing Belongs on Your Checklist
- Colorado's naturally occurring radon levels run higher than many other states
- Worth testing regardless of a home's age or construction type
- Mitigation systems are generally available at a reasonable cost if needed
- An easy step to overlook amid more visible home features
Understand HOA Health, Not Just Fees
Many Denver-area properties are part of a homeowners association, and Colorado's Common Interest Ownership Act governs how these associations operate. The monthly fee is only part of the picture, since an HOA's financial reserves and history of past special assessments matter just as much for understanding your real long-term cost. Reviewing the HOA's bylaws and financial documents during your inspection period helps avoid an unpleasant surprise after you've already closed.
What to Actually Review
- The HOA's current financial reserves, not just the monthly fee
- Any history of past or planned special assessments
- The association's bylaws and how meetings and decisions are conducted
- Reviewing these documents during your inspection period specifically
Review the Seller's Property Disclosure Closely
Colorado law requires sellers to provide a Property Disclosure Form covering known material defects and certain specific safety concerns. This includes disclosures around things like lead-based paint and, notably, any known history of the property being used as a methamphetamine lab, which is a specific Colorado disclosure requirement. Reading this document carefully, rather than skimming it, can surface real information that's easy to miss amid the excitement of a home search.
What This Disclosure Should Cover
- Known material defects affecting the property's condition or value
- Lead-based paint disclosure requirements
- Colorado's specific requirement to disclose any known former meth lab use
- Worth reading in full detail rather than skimming quickly
FAQs
Is a sewer scope really necessary for a newer home too?
We'd say it's still worth considering, yes, especially given how much construction activity happens around new builds. Even a newly laid line can be affected by heavy equipment and backfill during construction.
How much does radon mitigation typically cost if we need it?
It's generally a reasonable, manageable cost relative to the overall value of the home. We can point you toward trusted local professionals if a test comes back elevated.
What should we do if we find polybutylene pipes in a home we like?
We'd recommend getting a licensed plumber's assessment before moving forward with an offer. It's a real, negotiable issue that's worth addressing directly rather than ignoring.
Contact The Denver Group Today
Knowing what to actually look for beyond square footage is something we walk every buyer through carefully. We're happy to help you build a checklist specific to your search and the neighborhoods you're considering.
Reach out to The Denver Group, and let's talk about finding the right home in Denver.
Reach out to The Denver Group, and let's talk about finding the right home in Denver.
