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A beautiful kitchen, fresh paint, new flooring, and updated bathrooms can make a great first impression.

But when I'm touring homes with buyers in Denver, some of the things I'm most interested in are the things the seller probably isn't hoping we'll notice.

After more than 43 years living in Colorado and touring a LOT of Denver-area homes as a Realtor®, I've learned that buying a home here comes with some unique things to watch for.

Colorado's climate, hailstorms, older housing stock, basements, expansive soils, drainage, radon, aging sewer lines, and decades of DIY renovations can create some expensive surprises if you don't know what to look for.

So, if you're buying a home in Denver, here are seven red flags I pay attention to during a showing—before we ever get to the professional home inspection.

Quick Answer: Some of the biggest red flags when buying a Denver home include suspicious fresh paint, poor drainage, foundation or basement concerns, an aging or hail-damaged roof, radon, questionable DIY renovations, older sewer or water lines, and signs that major systems haven't been properly maintained. None automatically mean you shouldn't buy the house—but they may tell us what needs further investigation.

1. Fresh Paint That Deserves a Closer Look

Let's start with something that sounds strange.

Fresh paint isn't a bad thing.

Most sellers want their home to look its best before listing it.

But I pay attention when one small section of a ceiling or wall appears to have been recently painted while everything around it looks older.

Why?

Because sometimes paint is simply cosmetic.

Other times, it may have been used to cover evidence of:

• A previous roof leak
• Plumbing leak
• Water staining
• Moisture damage
• Cracking
• Previous repairs

If I see one suspiciously fresh section of paint, I'm going to look more closely.

I'll check the room above it if there is one. I'll look outside. I'll look at the roofline. I'll check nearby plumbing fixtures.

Again, it doesn't mean someone is hiding something.

It means we should ask another question.

That's the theme you'll see throughout this list.

2. Poor Drainage Around the Foundation

This is a big one when buying a house in Colorado.

Water and foundations generally aren't great friends.

When touring a Denver home, I'll walk around the exterior and look at how the ground slopes around the house.

Ideally, we want water moving away from the foundation, not toward it.

Things that catch my attention include:

• Soil sloping toward the house
• Low spots where water could collect
• Short or poorly positioned downspouts
• Missing downspout extensions
• Damaged or overflowing gutters
• Landscaping that traps water near the foundation
• Evidence of standing water
• Moisture signs in the basement

Denver's climate can be dry much of the time, which can actually make drainage problems harder to notice during a showing.

You might tour the home on a beautiful sunny Colorado afternoon.

That doesn't tell you what happens during a major thunderstorm or rapid snowmelt.

Why does drainage matter when buying a Denver home?

Poor drainage can contribute to moisture around the foundation and potentially create basement or structural concerns over time.

That's why I don't just look at the house.

I look at where the water is going.

3. Foundation Cracks, Doors and Basement Clues

A crack doesn't automatically mean a house has a serious structural problem.

Homes move.

Concrete cracks.

And older Denver homes have often been standing for many decades.

But there are certain clues I want to investigate further.

For example:

• Significant foundation cracks
• Cracks that appear to have changed or been repeatedly repaired
• Doors that won't close properly
• Uneven floors
• Cracks around windows or doorways
• Separation between walls and ceilings
• Water staining
• Musty basement odors
• Efflorescence or moisture evidence
• Recently covered basement walls that make inspection difficult

One clue by itself may mean very little.

Several clues together can tell a different story.

Basements deserve extra attention in Denver's older homes

Denver has a lot of older housing stock.

Many Denver Squares, Craftsman bungalows, Victorians, Tudors, and other older homes were built when basements weren't designed to function as the finished living spaces buyers expect today.

If someone has since transformed that basement into bedrooms, an office, family room, or guest suite, I want to understand how the renovation was completed.

That may include looking at:

• Ceiling height
• Egress
• Moisture management
• Drainage
• Electrical work
• Plumbing
• Permits
• Overall workmanship

A beautiful finished basement can add tremendous value.

I just don't want the finishes distracting us from what's behind them.

4. Roof Condition and Colorado Hail Damage

If you're buying a house in Denver, don't forget to look up.

Colorado weather can be brutal on roofs.

Hail, snow, wind, UV exposure, and temperature swings can all affect roofing materials over time.

During a showing, I may look for visible clues such as:

• Missing shingles
• Damaged shingles
• Significant granule loss
• Visible wear
• Questionable patchwork
• Damaged gutters
• Signs of previous leaking
• Older roofing materials

But there's an important limitation:

I'm a Realtor, not a roofer.

A visual observation from the ground isn't a substitute for having the roof evaluated by an appropriate professional.

If something concerns us, that's when we investigate further.

Roof condition can also affect homeowners insurance

This has become an increasingly important part of buying a home in Colorado.

Before purchasing, buyers should understand not only the physical condition of the roof but also how its age, material, condition, and insurability may affect homeowners insurance.

Don't wait until the last minute to investigate insurance.

A house isn't truly affordable if you haven't considered what it's going to cost to insure.

5. Radon in Colorado

Radon is something I want Denver home buyers to understand before purchasing.

Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil and rock. You can't see it, smell it, or taste it.

That means walking through a house won't tell you whether elevated radon levels are present.

You have to test for it.

Radon can be found in new homes, old homes, homes with basements, and homes without basements.

Some Denver-area properties already have radon mitigation systems installed.

If one is present, I still want to understand whether it's operating properly rather than assuming that the existence of a system means everything is fine.

Is radon a reason not to buy a Denver home?

Not necessarily.

Elevated radon can often be addressed with a mitigation system.

The important part is knowing about it so you can make an informed decision.

6. DIY Renovations and Permit History

This is one of my favorite things to look for when touring older Denver homes.

Sometimes you walk into a property and immediately think:

“Someone did this themselves.”

DIY work isn't automatically bad.

I've seen homeowners complete beautiful projects.

I've also seen some very creative interpretations of electrical, plumbing, structural, and remodeling work.

Things that make me look closer include:

• Strange electrical work
• Unusual outlets or switches
• Questionable plumbing
• Walls that appear to have been moved
• Converted garages
• Finished basements
• Added bedrooms
• Major additions
• Improvised structural changes
• Workmanship that simply doesn't look professional

If substantial renovations have been completed, permit history may be worth researching.

The rules and requirements depend on the jurisdiction and project, so the goal isn't to assume every improvement required a permit.

The goal is to understand what was changed and how it was done.

A gorgeous renovation loses some of its appeal if you're inheriting expensive problems behind the drywall.

7. Sewer Lines, Water Service Lines and Other Expensive Things You Can't See

Some of the most expensive parts of a house are almost completely invisible during a normal showing.

A perfect example is the sewer line.

Denver has plenty of older homes, and depending on the age and property, sewer lines may be made from older materials or may have experienced decades of use.

Potential sewer-line issues can include:

• Root intrusion
• Cracking
• Separation
• Deterioration
• Blockages
• Low spots or bellies
• Other defects

That's why I frequently recommend that buyers consider a sewer scope, particularly when evaluating older Denver-area homes.

A sewer scope uses a camera to inspect the line and can provide information you simply can't get by flushing a toilet or running a faucet.

Don't forget the water service line

I also want to understand the home's water-supply infrastructure when appropriate.

Depending on the age and location of the property, the material and condition of the water service line can be worth investigating.

This is another example of why the age of a Denver home can give us clues about what questions to ask.

Bonus:

One Thing I Do Before Leaving Almost Every Home Showing

Before I leave a house, I like to stop.

And listen.

It's incredibly easy to spend an entire showing talking.

We're discussing the kitchen.

Opening closets.

Looking at bedrooms.

Talking about furniture placement.

Walking around outside.

But before we leave, I like to give buyers a chance to simply experience the house.

What can you hear?

Traffic?

A nearby highway?

Airplanes?

Dogs?

Construction?

A school?

Neighbors?

Or maybe it's incredibly quiet.

Sometimes I'll also step outside and do the same thing.

Because you're not just buying what's inside the property lines.

You're buying the environment around the house, too.

And unlike flooring or countertops, you can't remodel the location.

Red Flags Don't Automatically Mean “Walk Away”

This is probably the most important part of this article.

If we see a crack, I don't immediately say:

“Foundation problem. Don't buy it.”

If the roof looks old, I don't automatically say:

“Walk away.”

If the sewer scope finds an issue, that doesn't necessarily kill the deal.

The goal isn't to make buyers afraid of houses.

The goal is to identify potential concerns while you still have the opportunity to investigate them.

Depending on the contract and circumstances, that can give you time to:

1. Gather more information.
2. Bring in an appropriate professional.
3. Understand the potential cost.
4. Evaluate your options.
5. Negotiate when appropriate.
6. Decide whether you're still comfortable moving forward.

Spot potential problems before they become your problems.

Should You Get a Home Inspection When Buying in Denver?

A home tour and a professional Denver home inspection serve very different purposes.

During a showing, I'm looking for clues.

A qualified home inspector can conduct a much more detailed evaluation of the property's systems and components.

Depending on the individual property, buyers may also consider additional evaluations such as:

• Sewer scope
• Radon test
• Roof evaluation
• Structural evaluation
• HVAC evaluation
• Electrical evaluation
• Plumbing evaluation
• Other specialty inspections

Which inspections make sense depends on the house.

A 120-year-old Denver home may raise different questions than a recently constructed property.

What Should You Look for When Buying an Older Home in Denver?

If you're considering a historic or older Denver home, I'd pay particular attention to major systems rather than getting distracted by cosmetic updates.

Questions worth asking can include:

Roof: How old is it? What condition is it in? Has it experienced hail damage?

Electrical: Has the system been updated appropriately?

Plumbing: What materials are present, and have portions been replaced?

Sewer: What material is the line, and what does a sewer scope show?

Foundation: Are there signs that warrant further evaluation?

Drainage: Does water move away from the house?

Basement: Is there evidence of moisture, and how was any finished space constructed?

Radon: Has the property been tested?

Renovations: What work has been performed, and what can we learn about it?

Insurance: Are there property-specific issues that could affect coverage or premiums?

Those questions become particularly important when buying Denver's older bungalows, Denver Squares, Victorians, Tudors, and mid-century homes.

Frequently Asked Questions About Buying a Home in Denver

What are the biggest red flags when buying a house in Denver?

Some potential red flags include poor drainage, foundation or basement concerns, roof wear or hail damage, signs of water intrusion, questionable renovations, sewer-line problems, radon, aging major systems, and issues that could affect homeowners insurance. A red flag doesn't necessarily mean you shouldn't purchase the home—it means further investigation may be warranted.

Should I get a sewer scope when buying a Denver home?

I frequently recommend buyers consider sewer scopes, especially with older properties. A camera inspection can identify conditions in the sewer line that aren't visible during a normal home showing or general inspection.

Should I test for radon when buying a house in Colorado?

Radon cannot be detected by sight or smell, so testing is the way to determine the radon level in a property. Buyers should discuss appropriate testing with their home inspector and other qualified professionals.

Are foundation cracks common in Denver homes?

Cracking can occur for many reasons and doesn't automatically indicate a major structural problem. The size, location, pattern, movement, and surrounding evidence all matter. Significant concerns should be evaluated by an appropriate professional.

Does Denver get enough hail to worry about the roof?

Colorado's Front Range experiences hailstorms, making roof condition an important consideration when buying a Denver-area home. Buyers should also investigate homeowners insurance early in the purchase process.

How can I check whether renovations were permitted in Denver?

Permit records may be available through the relevant city or county building department. Because Denver metro properties fall within multiple jurisdictions, the appropriate source depends on where the property is located.

Are older homes in Denver a bad investment?

Not necessarily. Some older Denver homes have been exceptionally well maintained and thoughtfully updated. Age is only one factor. Condition, location, major systems, renovations, purchase price, and future maintenance should all be considered.

What should I look for during a Denver home showing?

Look beyond cosmetic finishes. Pay attention to the roof, drainage, foundation, basement, signs of moisture, windows, major systems, renovation quality, lot, neighboring properties, traffic and noise. Then use the inspection period to investigate concerns more thoroughly.

Watch: 7 Red Flags I Look for When Touring Denver Homes

In this week's episode of Living in Denver, I'm taking you through seven red flags I look for when touring homes with my Denver buyers.

Inside the video:

• Fresh paint that may deserve a closer look
• Drainage, foundation cracks and basement clues
• Denver roof condition, hail damage and insurance concerns
• Radon testing in Colorado
• DIY renovations and permit history
• Why I recommend sewer scopes on many older homes
• Water service lines and other hidden issues
• Plus, the simple thing I do before leaving almost every showing

If you're buying a home in Denver anytime soon, I'd watch this one before your next showing.

The goal isn't to find a perfect house.

It's to understand the house you're buying.

About Adam Lang | Living in Denver

I'm Adam Lang, a Denver-area Realtor®, Colorado native, Certified Real Estate Negotiation Expert, and creator of the Living in Denver YouTube channel.

After more than 43 years living in Colorado, I have a pretty good appreciation for some of the unique realities that come with owning a home here.

Today, I work directly with buyers and sellers throughout the Denver metro area. That means I'm regularly touring properties, reviewing inspections, evaluating comparable sales, negotiating repairs and concessions, and helping buyers understand what deserves further investigation before purchasing a home.

Through Living in Denver, I publish weekly educational content about buying a home in Denver, Denver neighborhoods, Colorado relocation, Denver real estate, home inspections, homeownership, and what it's actually like living in Colorado.

My goal isn't simply to help someone buy a house.

It's to help them make a smart, informed decision about which house they buy.

Buying a Home in Denver?

Let's Build Your Strategy Before You Start Touring

If you're considering buying a home in Denver, I offer a free 30-minute Denver Real Estate Strategy Session.

We can talk about your:

• Budget and monthly payment
• Timeline
• Target neighborhoods
• Home styles
• Commute and lifestyle
• Current Denver inventory
• Negotiation opportunities
• Inspection strategy
• Questions or concerns about buying

And if you're relocating from another state, we can do much of this planning before you ever book your flight to Colorado.

You can also explore my free buyer resources at AdamSellsDenver.com, including my home buyer guide, credit repair toolkit, and guide to buying new construction.

The best time to discover a potential problem with a house is before it becomes your house.