What to Look Out for When Buying a Home: A Home Inspector’s Guide

Buying a home is one of the biggest investments you’ll ever make. Whether it’s your first home or your fifth, it’s easy to get swept up in the excitement and overlook potential red flags that could cost you thousands down the road. As a certified home inspector with over 1,500 inspections, I’ve seen it all—from hidden foundation issues to outdated electrical systems. This guide will help you understand the key things to look out for and consider before making your offer.

1. Roof Condition

The roof is your home’s first line of defense against the elements, especially in Colorado’s challenging climate. Check for:

• Missing or curling shingles

• Signs of water damage on ceilings inside

• Age of the roof (anything over 20 years may need replacing soon)

2. Foundation and Structure

Small cracks in the foundation are common, but wide or uneven ones could indicate major structural problems. Watch for:

• Sloping floors

• Sticking doors or windows

• Large cracks in walls or exterior concreteFoundation repairs are costly, so it's crucial to catch early signs.

3. Plumbing Issues

Leaks, outdated materials, and poor water pressure can signal underlying plumbing concerns. Look for:

• Corrosion or discoloration around pipes

• Mold or water stains under sinks

• Low water pressure or slow drainage

4. Electrical Systems

An outdated or unsafe electrical system isn’t just an inconvenience—it’s a fire hazard. Important signs include:

• Two-prong outlets (no ground wire)

• Flickering lights

• Breakers that trip frequently

• Knob-and-tube or aluminum wiring in older homes

5. Heating and Cooling Systems

In Colorado’s variable climate, HVAC systems are essential for comfort. Check:

• Age and service history of the furnace and A/C

• Condition of vents and ductwork

• Whether all rooms maintain a consistent temperature

6. Radon Levels

Radon is a naturally occurring radioactive gas common in Colorado. Long-term exposure is a serious health risk. A professional radon test using modern digital monitors is highly recommended before purchasing a home.

7. Attic and Insulation

A poorly insulated home will cost you in energy bills. During an inspection, I check:

• Signs of pests or water intrusion

• Adequate insulation levels

• Proper ventilation to prevent mold and moisture buildup

8. Moisture and Drainage

Water is one of the most damaging forces in a home. Be wary of:

• Wet basements or musty odors

• Poor grading around the foundation

• Gutter systems that don’t divert water properly

Final Thoughts

While it’s impossible to spot everything during a walkthrough, being aware of these common issues can help you make a smarter decision. A professional home inspection provides a deeper look into the property’s condition, helping you avoid costly surprises and negotiate repairs before you close.

At Alpine Elite Real Estate Inspections, I treat every inspection like it’s my own home—thorough, honest, and clear. If you're buying in Colorado, I’m here to help you move forward with confidence.

Schedule your inspection today and get the insight you deserve.