Top 5 Home Inspection Issues Found in Fort Collins Homes

What Makes Fort Collins Homes Unique

Fort Collins offers an incredible mix of historic charm and modern development. From the tree-lined streets of Old Town with homes dating back to the 1880s, to the newer subdivisions in Timnath and east Fort Collins, each neighborhood presents its own set of considerations for home buyers.

After inspecting hundreds of homes throughout Larimer County, we've identified five issues that consistently appear in Fort Collins home inspections. Understanding these common findings before you buy can save you thousands of dollars and help you negotiate effectively.

Whether you're eyeing a Victorian in the Laurel School neighborhood, a mid-century ranch in Prospect, or new construction near Harmony Road, this guide will help you know what to look for and the right questions to ask.

Fort Collins sits on expansive clay soils that shrink during dry periods and swell when wet. This constant expansion and contraction cycle puts tremendous pressure on home foundations, causing movement that ranges from cosmetic concerns to serious structural issues.

Why It's Common in Fort Collins

The Pierre Shale formation underlying much of Larimer County contains bentonite clay, which can expand up to 15% when saturated with water. Colorado's dramatic seasonal changes, from wet springs to dry summers, cause these soils to constantly shift. Homes built in the 1970s through 1990s often lack the modern foundation engineering designed to accommodate this movement.

Signs of Foundation Movement

• Diagonal cracks at corners of windows and door frames, often called "stair-step" cracks in brick
• Sticking doors and windows that worked fine previously but now won't close properly
• Sloped or uneven floors, detectable by rolling a marble or using a level
• Gaps between walls and ceiling, or walls and floor
• Basement wall cracks, especially horizontal cracks which indicate lateral pressure
• Nail pops appearing in drywall throughout the home

What We Look For During Inspection

During a Fort Collins home inspection, we evaluate foundation walls for cracks, measure floor levelness, check door and window operation, examine exterior grading, and look for signs of previous repairs. We also check for proper drainage away from the foundation, as poor water management accelerates soil movement.

Fort Collins' historic neighborhoods, including Old Town, the Laurel School area, Sheely neighborhood, and areas near City Park, contain some of the oldest infrastructure in Northern Colorado. Many homes in these charming neighborhoods still have their original sewer lines, some dating back 80 to 100+ years.

Types of Older Sewer Pipes

• Clay (Terra Cotta) Pipes: Common in homes built before 1950. These pipes are porous, brittle, and highly susceptible to root intrusion at the joints.
• Orangeburg Pipes: Made from compressed tar paper and pitch, popular from 1945-1972. These pipes have an expected lifespan of only 50 years and often collapse or deform over time.
• Cast Iron Pipes: Used from 1920s-1970s. While more durable, they corrode from the inside out and can develop significant buildup and blockages.

Common Problems We Find

Fort Collins' mature trees are beautiful but their roots seek out sewer lines as a water source. Root intrusion is the most common issue, but we also find:

• Bellies: Low spots where the pipe has settled, causing waste and water to pool
• Offset joints: Where pipe sections have shifted apart, creating blockage points
• Cracks and breaks: Often from soil settlement or previous excavation work
• Collapsed sections: Especially common in Orangeburg pipes

Neighborhoods of Concern

While sewer issues can occur anywhere, we see the highest frequency of problems in: Old Town, Laurel School Historic District, Avery Park, Alta Vista, Sheely neighborhood, and areas between Mulberry and Prospect east of Shields. Homes in these areas should always include a sewer scope as part of due diligence.

Northern Colorado experiences significant hail events, with Fort Collins and surrounding areas seeing damaging storms nearly every summer. The May 2017 and June 2018 storms alone caused hundreds of millions of dollars in property damage across Larimer County. These events leave lasting damage that affects homes for years.

How Hail Damages Roofing

Hail impacts knock granules off asphalt shingles, exposing the underlying mat to UV degradation. This damage is cumulative and accelerates aging. A roof that should last 25-30 years might fail in 15 years after significant hail exposure. The damage isn't always obvious from the ground but becomes clear during close inspection.

Signs of Hail Damage

• Granule loss: Dark spots on shingles where granules have been knocked off, or excessive granules in gutters
• Bruising: Soft spots that feel spongy when pressed, indicating mat damage
• Cracking: Visible cracks in shingles from impact
• Damaged vents and flashings: Dented metal components on the roof
• Gutter dents: A good indicator of impact size and severity

Insurance Considerations

When buying a Fort Collins home, understanding the roof's hail history is crucial:

• Ask the seller if insurance claims have been filed for hail damage
• Request documentation of any roof repairs or replacement
• Know that some insurers may not cover roofs over a certain age or with prior damage
• Understand that Colorado has strict timelines for filing hail claims (typically 1-2 years)

Radon is an invisible, odorless radioactive gas that seeps up from the ground through cracks in foundations, sump pits, and other openings. Larimer County has some of the highest radon levels in Colorado, which itself has elevated levels compared to the national average. Long-term exposure to high radon levels is the second leading cause of lung cancer after smoking.

Why Fort Collins Has High Radon

The geology of Northern Colorado, including uranium-containing granite from the nearby Rocky Mountains and the underlying shale formations, creates ideal conditions for radon production. The gas migrates through soil and rock, entering homes through foundation cracks, construction joints, and gaps around pipes.

EPA Guidelines

• Action Level: The EPA recommends mitigation at 4.0 pCi/L (picocuries per liter) or higher
• Consider Action: Levels between 2.0-4.0 pCi/L warrant consideration for mitigation
• Fort Collins Reality: We frequently test homes at 6-15 pCi/L, with some exceeding 20 pCi/L

What Testing Involves

Radon testing during a home inspection involves placing a continuous radon monitor in the lowest livable level of the home for a minimum of 48 hours. The monitor takes readings every hour, helping identify any unusual patterns. Our radon testing service provides accurate results that meet real estate transaction requirements.

Testing Recommendations

Every home in Fort Collins should be tested for radon, regardless of:

• Foundation type (slab, basement, or crawl space)
• Age of the home
• Whether neighboring homes have tested low
• Previous test results (levels can change over time)

Fort Collins experienced significant growth in the 1970s, 1980s, and 1990s. Neighborhoods like Quail Hollow, Southridge, English Ranch, and Warren Shores are filled with homes from this era, many still operating original HVAC equipment. These aging systems present both efficiency and safety concerns.

Common HVAC Issues We Find

• Aging furnaces: Furnaces have a typical lifespan of 15-25 years. Many 1980s-90s homes still have original equipment approaching or exceeding 30 years old.
• Cracked heat exchangers: A serious safety issue in older furnaces that can allow carbon monoxide into the living space.
• Outdated AC units: Older air conditioners use R-22 refrigerant, which has been phased out and is extremely expensive to service.
• Inefficient equipment: Older systems often have 60-80% efficiency compared to 95%+ for modern units, costing homeowners hundreds extra per year.
• Improperly sized systems: Additions or finished basements may not be adequately served by original equipment.

Safety Concerns

We pay particular attention to furnace safety during inspections. Warning signs include:

• Visible rust or corrosion on the furnace or flue
• Yellow or flickering burner flames (should be blue)
• Soot accumulation around the furnace
• Excessive condensation on windows during heating season
• Carbon monoxide detector alerts

What to Ask Sellers

When evaluating a Fort Collins home with older HVAC:

• Request maintenance records and dates of last service
• Ask about the age of major components (data plates are often illegible)
• Inquire about any repairs or part replacements
• Ask if a heat exchanger inspection has been performed

Making Informed Buying Decisions

Finding issues during a home inspection isn't necessarily a reason to walk away from a Fort Collins home you love. Instead, it's an opportunity to:

• Negotiate fairly: Use documented findings to request repairs or price adjustments
• Budget accurately: Understand what maintenance and repairs you'll face after purchase
• Prioritize safety: Address critical issues like radon, carbon monoxide risks, or electrical hazards promptly
• Plan long-term: Know which systems will need replacement in the coming years

The Fort Collins real estate market moves quickly, but a thorough home inspection gives you the information you need to make confident decisions. Whether you're buying a historic charmer in Old Town or a newer home near Front Range Village, understanding these common issues helps you protect your investment.