I’m currently helping a buyer purchase a 100-year-old home in Arvada that’s being used as a commercial property. The age of the home plus the commercial use adds a whole extra layer of complexity to the deal. It’s had me thinking a lot about inspections. No matter what type of property you’re buying, inspections are one of the most important steps in protecting your investment.
Here’s a breakdown of the most common inspections you might consider, especially if you are buying an older home in a historic area like Olde Town Arvada or anywhere in the Denver metro area:
General Home Inspection
This is the starting point for most buyers. A home inspector will walk through the property and give you an overview of the condition of the roof, foundation, electrical, plumbing, HVAC, and more. They don’t catch everything, but they provide a big-picture look at how well the home has been maintained and where issues might exist.
Bringing in Contractors During Your Inspection
If you noticed things during your initial tour, such as an aging kitchen you want to remodel, or a deck that looks questionable, the inspection window is a great time to get clarity. Typically, you’ll have about three hours while the general inspection is taking place. This is the perfect opportunity to invite a contractor, roofer, or other specialist to walk through and provide bids. That way, you’re not only uncovering problems but also getting real numbers to help you decide if the home still fits your budget and plans and you’re not left scrambling for bids with limited time.
Structural Inspections
Sometimes, a general inspector will flag concerns that call for a closer look. For example, if there are signs of foundation movement, cracks in the walls, or uneven floors, you may be advised to bring in a structural engineer. A structural inspection goes deeper, evaluating the integrity of the foundation and framing so you know whether you’re dealing with minor settling or a major repair. This is especially important when buying an older home, since normal wear over decades can sometimes mask larger issues.
Radon Testing
Colorado has naturally high radon levels, and it can be found in any home regardless of age or style. Radon is an odorless, colorless gas linked to lung cancer, so testing is important. If levels come back high, mitigation systems are relatively simple to install.
Sewer Scope
One of the most overlooked but incredibly valuable inspections is a sewer scope. This involves running a camera through the sewer line to check for cracks, blockages, or tree root intrusion. On older homes especially, sewer line issues can mean big repair bills, so this inspection is well worth the peace of mind.
Lead Concerns
With older homes, like the one I’m working on right now, plumbing is always top of mind. Some older pipes may contain lead, and even if the main lines have been replaced, there can still be lingering risks. If there’s any concern, a water test can determine if lead is present. If you’re curious if your older home has had the lead service lines replaced with copper, check your water providers website for their service like replacement program like this one.
Commercial or Mixed-Use Inspections
If you’re buying a property that’s used for commercial purposes, even if it looks like a house, the inspection process goes deeper. A commercial inspection might include things like ADA (Americans with Disabilities Act) compliance, accessibility, and fire safety systems. These aren’t items you’d typically see in a residential inspection but are critical if the property is being used by the public.
Buying a home in historic neighborhoods like Olde Town Arvada can be an amazing opportunity, but it also comes with unique considerations. Inspections give you clarity and confidence in your decision. Whether it’s a historic property with quirks or a newer build, knowing what’s going on behind the walls and underground helps you make smart choices and avoid surprises later.
If you’re thinking about buying or selling in Arvada or the greater Denver area, I’d love to walk you through which inspections make sense for your home and situation. Every property tells a story, and inspections help make sure it’s one you’re glad to be part of.