How to Tour a Home Like a Pro: The Colorado Buyer’s Room-by-Room Checklist

Last Updated: February 2026

The difference between a buyer who finds the right home and a buyer who ends up with a $15,000 surprise is usually what they paid attention to during the tour. In Colorado specifically, expansive clay soils, hail-damaged roofs, radon gas, and aging sewer lines create a set of risks that buyers from other states rarely think to check. This guide is the exact room-by-room checklist I hand to my clients before every showing — designed for the Colorado Front Range, where the hazards hiding behind fresh paint are different from what you'd find in California, Texas, or the Midwest.

I've watched hundreds of buyers walk through homes. Most spend 80% of their time in the kitchen and master bedroom and 0% of their time in the mechanical room. That's backwards. This checklist flips the priorities so you're evaluating the expensive stuff — the bones, the systems, the site — not just the countertops.

Before You Walk In: The Curb and Exterior Check

Start your evaluation before you step through the front door. The exterior of a Colorado home tells you more than most buyers realize — especially after a few seasons of hail, freeze-thaw cycles, and intense UV exposure at altitude.

Roof: Look up first. How old does the roof look? Are there missing, curling, or pockmarked shingles? In the Denver metro, hail damage is one of the most common (and expensive) issues. A roof replacement in Broomfield runs $15,000-$30,000 depending on size and material. Ask the listing agent for the roof age and whether it has Class 4 impact-resistant shingles — insurance companies increasingly require them, and some carriers won't write a new policy without a roof certification showing remaining useful life. (Source: Colorado Division of Insurance guidance, 2025)

Foundation and grading: Walk the perimeter. Look for diagonal or stair-step cracks in the foundation. Along the Front Range, expansive bentonite clay soils swell when wet and shrink when dry, putting enormous pressure on foundations. Hairline vertical cracks are usually cosmetic. Horizontal cracks or cracks wider than 1/4 inch are potential deal-breakers that need a structural engineer evaluation ($400-$600). Also check that the ground slopes away from the house on all sides — improper grading causes basement water intrusion.

Gutters and downspouts: Are they present, intact, and directing water at least 4-6 feet from the foundation? Missing gutters in Colorado's intense afternoon thunderstorms means water pooling against the foundation — a direct path to basement moisture problems.

Exterior walls: Look for damaged siding, peeling paint, or stucco cracks. In newer communities like Anthem and Baseline, exterior materials are typically in good shape, but in older Broomfield neighborhoods and nearby Arvada or Lakewood, wood siding may show wear from UV and hail.

Inside the Front Door: First Impressions That Actually Matter

Forget staging — focus on the bones. When you step inside, take 30 seconds to just stand still and observe.

Smell: Does it smell musty, like pet odor, or like heavy air freshener? Excessive air freshener can mask mold, smoke, or pet damage. A musty smell in the basement is a red flag for moisture issues. These are common in Colorado homes with below-grade basements, especially in areas with high water tables like parts of Broomfield near the Rocky Flats drainage.

Floors: Walk the main level and feel for slopes or soft spots. A floor that slopes noticeably toward one wall could indicate foundation settlement — especially important in communities built on the clay soils common from Westminster through Broomfield and into Louisville. Soft spots near bathrooms or kitchens suggest possible water damage to the subfloor.

Doors and windows: Open and close several interior doors. Do they stick at the top or rub on the frame? This can indicate foundation movement or normal seasonal wood expansion (Colorado's dry climate causes significant wood shrinkage and expansion). Try windows too — they should open smoothly. In homes built before 2000, check for single-pane windows, which are expensive to heat during Colorado winters. Replacement windows for a typical Broomfield home run $8,000-$15,000.

The Kitchen: Beyond the Granite

Every buyer notices the kitchen. Here's what most buyers miss.

Appliances: Open the dishwasher, turn on burners, check the oven, and run the garbage disposal. Note whether appliances are gas or electric — the updated Colorado Seller's Property Disclosure form (SPD19, mandatory January 2026) now requires sellers to specify this. Gas appliances need proper venting, which is worth verifying during inspection.

Cabinets: Open cabinets under the sink and look for water stains, warped wood, or mold. This is the #1 spot for slow leaks that go undetected for months. Also check the cabinet floors around the dishwasher for swelling or discoloration.

Water pressure: Turn on the kitchen faucet fully. Does it flow strongly or trickle? Low pressure can indicate old galvanized pipes (common in pre-1980 homes) or municipal supply issues. While you're at it, note the water heater age — visible on a label on the unit. Water heaters last about 10-12 years, and replacement runs $1,500-$3,000 in the Broomfield area.

Bathrooms: Where Water Damage Hides

Bathrooms are the second most expensive room to repair after the kitchen, and the most common source of hidden water damage.

Caulk and grout: Look at the caulk lines around tubs, showers, and sinks. Cracked or missing caulk lets water behind walls, causing mold and structural damage. Re-caulking is cheap ($20 DIY), but the damage from neglecting it is not.

Toilet stability: Give each toilet a gentle rock side to side. A toilet that wobbles may have a broken wax seal or a rotting subfloor underneath — both cause leaks into the ceiling below (a common problem in two-story homes).

Ventilation: Is there a bathroom exhaust fan? Does it work? In Colorado's dry climate, buyers sometimes assume moisture isn't an issue. It is. Hot showers without ventilation cause mold growth in walls and ceilings, particularly in poorly ventilated basement bathrooms.

Tile condition: Check for cracked, loose, or hollow-sounding tiles (tap lightly with a knuckle). Hollow tiles indicate failed adhesion and water penetration behind the tile — a repair that can cost $3,000-$8,000 depending on scope.

The Basement: Colorado's Most Important Room

In Colorado, the basement deserves more attention than any other room. It's where the most expensive problems live.

Water stains: Look at the base of all basement walls, especially along the floor-wall joint. White, chalky residue (efflorescence) means water has been pushing through the concrete. Active water stains, rust marks on the floor, or a dehumidifier running full-time are signs of chronic moisture intrusion. Basement waterproofing in the Denver metro runs $5,000-$15,000.

Radon: You won't detect radon during a tour — it's an odorless, colorless gas. But look for a radon mitigation system: a white PVC pipe running from the basement slab through the roof with a small fan. If there's no system, plan on ordering a radon test ($150-$200) during your inspection period. The EPA estimates that roughly half of Colorado homes test above the 4 pCi/L action level. Mitigation installation typically costs $1,000-$2,000. (Source: Colorado Department of Public Health & Environment)

Finished basement permits: If the basement is finished, ask whether the work was permitted. Unpermitted basement finishes are extremely common in the Denver metro. While not necessarily a deal-breaker, unpermitted work can affect insurance claims, resale value, and your ability to count that square footage in a future appraisal. Your agent can check permit records with the City of Broomfield building department.

Foundation walls from inside: Look at exposed foundation walls (especially in unfinished sections and utility rooms) for horizontal cracks, bowing, or signs of previous repair. Structural foundation repair in Colorado averages $8,000-$25,000 depending on severity.

Mechanical Systems: The Expensive Stuff Nobody Checks

This is where most buyers lose focus — and where the biggest costs hide.

Furnace and AC: Check the age on the label (typically on the side of the unit). Furnaces last 15-20 years; AC units last 12-15. Replacement costs: furnace $5,000-$8,000, AC $5,000-$10,000. In Colorado, you need both — summers regularly hit 95°F+ and winter nights drop well below zero.

Water heater: Already mentioned, but confirm type (tank vs. tankless), fuel source (gas vs. electric), and age. Tankless units are increasingly common in newer Anthem Highlands and Baseline homes.

Electrical panel: Open the panel cover (or ask the agent to). Is it a modern breaker panel or an older fuse box? Note the amperage — 200-amp service is standard for modern homes. Older homes with 100-amp or less may not support modern electrical loads (EV charger, multiple AC units, home office equipment). A panel upgrade runs $2,000-$4,000.

Sewer line: You can't inspect this visually, but ask the seller about the age and material of the sewer line. Homes built before 1970 in older parts of Broomfield, Arvada, and Lakewood may have clay or Orangeburg sewer pipes that crack, collapse, or become root-invaded. A sewer scope during inspection ($150-$300) can save you from a $6,000-$20,000 line replacement surprise. (Source: Denver metro plumbing contractor estimates, 2025)

The Home Tour Comparison Table

Use this table to score each home you tour on the factors that matter most — and that cost the most to fix.

Category | What to Check | Estimated Repair Cost | Score (1-5)

Roof | Age, material, hail damage, Class 4 shingles | $15,000–$30,000 |

Foundation | Cracks, bowing, grading, drainage | $8,000–$25,000 |

Basement | Water intrusion, radon, permits | $1,000–$15,000 |

HVAC | Furnace/AC age, condition | $5,000–$18,000 |

Plumbing | Water pressure, pipe material, sewer line | $6,000–$20,000 |

Electrical | Panel age, amperage, wiring type | $2,000–$4,000 |

Windows | Single vs. double pane, seal integrity | $8,000–$15,000 |

Exterior | Siding condition, paint, stucco | $5,000–$15,000 |

Questions to Ask the Listing Agent During Every Tour

Don't leave a showing without asking these questions. Write down the answers — they'll matter when you're comparing homes later.

How old is the roof, and has it been replaced or repaired? What material? When was the furnace and AC last serviced or replaced? Has the home ever had water in the basement? What is the average monthly utility cost (electric and gas)? Has a radon test been done? What was the result? Is the basement finish permitted? Are there any metro district taxes, and what's the annual amount? What's included in the HOA fee, and when is the next increase scheduled? Why is the seller moving?

That last question isn't nosy — it's strategic. A seller relocating for work has different motivation than a seller who's been trying to sell for 6 months.

The Colorado-Specific Red Flag Checklist

These are the issues I see trip up out-of-state buyers most often. If you're relocating from California, Texas, or the Midwest, pay extra attention here.

Expansive soils: The clay soils along Colorado's Front Range are among the most destructive in the country. Foundation damage from soil movement is NOT covered by homeowners insurance. Look for the signs: sticking doors, cracked drywall (especially diagonal cracks from window/door corners), and uneven floors.

Hail exposure: Denver is in the top 5 U.S. metro areas for hail damage. Ask about the roof's hail rating and the insurance claims history on the property. Your insurance quote will be directly impacted by roof age, material, and claims history.

Altitude and dry air: Colorado's low humidity (often 10-20% in winter) causes wood to shrink, creating gaps in hardwood floors, trim, and doors. This is normal — not a defect. But excessive gaps or persistent door-sticking suggests foundation movement, not just seasonal wood behavior.

Metro district taxes: In newer communities like Anthem, Anthem Highlands, and Baseline, metro district taxes can add 30-60+ mills on top of standard property taxes. This can mean an additional $2,000-$6,000+ per year that doesn't show up in the listing price. Always ask for the total mill levy breakdown before making an offer.

HOA rules in master-planned communities: If you're looking in Anthem or Baseline, read the HOA covenants before you fall in love. Restrictions on exterior paint colors, landscaping, RV/boat parking, and home-based businesses vary by community. I walk all my clients through the relevant HOA docs before they write an offer. (For the full picture on what to expect, see the Complete Guide to Buying a Home in Broomfield.)

Ready to tour homes in Broomfield with a local expert?

I do private, no-pressure home tours where I point out exactly what this checklist covers — the stuff Zillow photos can't show you. I'll walk you through the mechanicals, flag the Colorado-specific risks, and give you an honest assessment of every home we see together.

📧 Email Nick directly: NickAhrensRealestate@gmail.com
🏠 Browse listings: https://www.zillow.com/profile/NickAhrensRealEstate

Nick Ahrens is a Broomfield real estate expert with the North Denver Report, specializing in Anthem, Anthem Highlands, Baseline, and the North Denver metro.

Frequently Asked Questions

How many homes should I tour before making an offer in Colorado?

Most successful buyers in the Denver metro tour 5-10 homes before making an offer. With active listings up roughly 38-41% year-over-year in 2025-2026 (Source: REcolorado MLS), you have more time to compare than buyers had in 2021-2023. That said, don't confuse patience with paralysis. If a home checks your top 5 priorities and passes the structural basics on this checklist, act decisively — well-priced homes in desirable Broomfield communities still move quickly.

What should I bring to a home showing in Colorado?

Bring your phone (for photos and video), a tape measure, this checklist (printed or saved), a flashlight for crawl spaces and utility rooms, and a notebook. Wear shoes you can slip on and off easily. Avoid bringing large groups — two to three people maximum keeps you focused on evaluating the home objectively rather than hosting a social visit.

What are the biggest red flags when touring a home in Colorado?

The top Colorado-specific red flags include diagonal foundation cracks (from expansive clay soils common along the Front Range), a roof older than 10 years without Class 4 impact-resistant shingles, signs of water damage in the basement, no radon mitigation system, and missing permits for basement finishes. Any of these can cost $5,000-$25,000+ to resolve after closing.

Should I get a home inspection even if the house looks perfect?

Every time. A professional home inspection in Colorado typically costs $400-$600 and covers structural, mechanical, electrical, and plumbing systems that you can't evaluate during a 30-minute tour. In Colorado specifically, you should also order a radon test ($150-$200) and a sewer scope ($150-$300). These three inspections together cost under $1,100 and routinely save buyers from five-figure surprises.

Can I take photos and video during a home tour?

Yes, and you should. Photos and video help you compare homes later when they start blending together after your third or fourth showing. Focus your camera on the things you won't remember: the mechanical room, the foundation walls, the roof condition from the yard, the electrical panel, and the water heater label. You'll have plenty of listing photos for the kitchen.