A home inspection report lands in your inbox as a PDF. It’s 40, sometimes 60 pages long. It has hundreds of line items, photographs, checkboxes, and terminology that assumes you know the difference between a P-trap and a pressure relief valve. Most buyers read it once, feel vaguely anxious, and then ask their real estate agent what to do.
Here’s a more useful approach: read it the way a craftsman reads it. Not every flag is equal. Not every item needs to be fixed. The goal is to separate what’s genuinely serious from what’s normal for a home’s age, and to understand what’s particularly important in the Colorado Springs market — where the soil moves, the hail is real, and the radon risk is higher than most buyers expect.
The Report Is Not a Punch List
This is the most important thing to understand before you read a single line. A home inspection report documents the condition of the home as of a specific date. It does not tell you what must be fixed before you can buy or live in the home. It tells you what exists — and it’s your job, with the help of your agent and ideally a contractor or two, to decide what that means for you.
Every home has issues. An inspector who hands you a clean report either worked fast or wasn’t paying attention. The question isn’t whether the report has items — it will — but which items matter and how much they’ll cost to address.
The Hierarchy: How to Read Inspection Findings
Sort every flagged item into one of five categories. Address them in this order.
1. Safety issues. Anything that poses an immediate health or safety risk to the occupants. In Colorado Springs this includes radon above the EPA action level, missing or improperly located CO detectors, electrical hazards (exposed wiring, double-tapped breakers, aluminum wiring in the wrong circuits), and gas leaks.
2. Structural concerns. Foundation movement, load-bearing wall issues, compromised roof structure, deteriorated framing. These are the expensive, non-negotiable items. In Colorado Springs, foundation findings deserve particular scrutiny — see below.
3. Active water intrusion. Evidence of current leaks, failed roof flashing, improper drainage directing water toward the foundation, moisture in the crawlspace or basement. Water is the enemy of every building material. Active intrusion that’s not addressed accelerates damage everywhere downstream.
4. Major system condition and age. HVAC, water heater, electrical panel, plumbing supply lines. These items may be functional now but at or near end of life. An inspector will typically note approximate remaining useful life — a furnace with two years left on it is not a crisis but it is a budgeting item.
5. Deferred maintenance and cosmetic issues. Peeling caulk, minor drywall cracks, worn weatherstripping, dripping faucets, outdated fixtures. These are real but they’re not urgent. In a negotiation, they’re low priority.
Colorado Springs-Specific Flags — Pay Extra Attention
Foundation and Soils
El Paso County sits on expansive bentonite clay. This soil swells significantly when wet and contracts when dry — creating movement beneath foundations that doesn’t exist in most other markets. Foundation issues that cost $3,000–$5,000 to address in a stable-soil market can run $15,000–$30,000+ here.
What to look for in the report: diagonal cracks at door and window corners, uneven floors, sticking doors, gaps between walls and ceilings, and visible cracks in the foundation walls. An inspector who notes foundation movement should trigger a separate evaluation by a structural engineer or foundation specialist — not just a repair estimate from a foundation company with a financial interest in the outcome.
Minor hairline cracks in poured concrete foundations are common and often benign. Horizontal cracks in block foundations, stair-step cracks in masonry, or cracks wider than 1/4 inch are worth taking seriously.
Radon
El Paso County is classified as EPA Zone 1 — the highest risk category for radon in the country. Radon is a naturally occurring radioactive gas produced by uranium decay in the soil. It seeps through foundation cracks and soil contact points into the home. Long-term exposure at elevated levels is the second leading cause of lung cancer in the United States.
The EPA action level is 4 picocuries per liter (pCi/L). Many Colorado Springs homes test above this threshold. A radon test should be included in every home inspection in this market, and if levels are elevated, a mitigation system should be part of the negotiation. Mitigation systems — a sub-slab depressurization pipe and fan that vents radon to the exterior — typically cost $800–$1,500 installed and are highly effective.
Roof Condition and Hail Damage
Colorado Springs averages some of the highest hail frequency in the country. Impact damage to asphalt shingles doesn’t always show up as obvious holes — it often appears as dark impact marks and granule loss that shortens the roof’s remaining life significantly without being immediately visible from the ground.
A good inspector will walk the roof. If the report notes hail damage or impact marks, get a separate evaluation from a roofing contractor and check whether the damage may be covered by homeowner’s insurance. Many Colorado Springs roof replacements are partially or fully covered under hail damage claims.
Hard Water Damage
Colorado Springs water runs at 11.7 grains per gallon — classified as hard. This accelerates mineral buildup in water heaters, shortens the life of faucets and fixtures, and leaves calcium deposits on tile, glass, and grout. If the inspection report notes scale buildup in the water heater or on fixtures, factor in the remaining equipment lifespan accordingly. A water heater running on hard water without a softener typically lives 8–10 years rather than the 12–15 years you might see in softer-water markets.
UV and Altitude Degradation
At 6,035 feet, UV exposure runs about 25% higher than at sea level. Exterior finishes — paint, deck stain, caulk, and any exposed sealant — break down faster than manufacturer specs suggest. An inspector noting failed caulk around windows and doors, peeling exterior paint, or weathered deck surfaces is noting something that’s normal for Colorado but still needs attention. Left unchecked, failed seals allow water infiltration.
Freeze-Thaw Damage
Colorado Springs averages 100+ freeze-thaw cycles per year. Any crack in exterior masonry, concrete flatwork, or caulked joints that allows water infiltration will widen over time as that water freezes and expands. The inspector noting cracked concrete walkways, spalling brick, or failed caulk around exterior penetrations is noting something that’s endemic to this climate but worth addressing before it worsens.
Items That Look Scary But Usually Aren’t
Long defect lists. Inspectors are trained to document everything. A 60-item report on a 1990s home is not unusual. Many of those items are minor maintenance observations, not structural concerns.
Hairline cracks in drywall. Normal settling behavior in almost every home. Worth noting, not worth panicking about.
Outdated GFCI or AFCI requirements. Older homes were built to older codes. Inspectors often flag the absence of GFCI outlets in kitchens, bathrooms, and garages as a safety improvement recommendation. This doesn’t mean the home is dangerous — it means it was built under a previous code cycle. Upgrading is relatively inexpensive.
Older but functional systems. A 15-year-old water heater that tests and operates normally is worth budgeting for replacement soon, not panicking about today. Same with a 20-year-old furnace that’s heating properly. Age is not the same as failure.
Using the Report After You Move In
Even for items you don’t address before closing, the inspection report serves as a home maintenance roadmap. If the inspector noted the water heater is 12 years old, add it to a five-year capital budget. If the inspector noted the deck stain is failing, add it to the spring project list. The report is a valuable document to keep and reference — not something to read once and file away.
For any item you’re unsure about, a second opinion from a licensed contractor who specializes in that area costs little and provides clarity that a real estate transaction typically doesn’t afford time for.
Jonathan Shea is the owner of The Colorado Handyman, serving Colorado Springs and the Pikes Peak region. He has 15 years of construction experience and regularly addresses the items that inspection reports flag — from failed caulk and drywall cracks to more involved repairs. Flat-rate written estimates, no hourly billing surprises. Licensed and insured with $2M general liability coverage.
Get a free written estimate: Contact The Colorado Handyman or call (719) 243-9718.
Ready to Get Started?
Flat-rate written estimate, no hourly surprises. Serving Colorado Springs, Monument, Fountain, Woodland Park, and the Pikes Peak region.