The 15 Most Common Problems We Find in Colorado FSBO Homes

Selling your home without a real estate agent can save thousands of dollars, but it also means you're responsible for preparing your home for the buyer's inspection. One of the biggest reasons FSBO transactions become stressful is that sellers simply don't know what a professional home inspector is likely to find.

At Arrow Home Inspections, we've inspected thousands of homes across Colorado Springs, Monument, Falcon, Peyton, Pueblo, Woodland Park, Fountain, and surrounding Southern Colorado communities. While every home is different, certain issues appear over and over again - especially in Colorado's unique climate.

Here are the 15 most common problems we find during Colorado FSBO home inspections.

1. Roof Damage

Colorado weather is hard on roofs.

Between hailstorms, heavy snow, high winds, and intense UV exposure, roofing materials often deteriorate faster than homeowners realize.

Common findings include:

• Missing shingles

• Hail damage

• Damaged flashing

• Exposed nail heads

• Improper repairs

• Aging roofing materials

Many homeowners are surprised to learn that a roof can appear leak-free while still showing signs of significant wear.

2. Deferred Exterior Maintenance

Small maintenance items often become larger concerns over time.

Examples include:

• Peeling paint

• Rotting trim

• Damaged siding

• Loose gutters

• Missing caulking

• Wood-to-soil contact

These items may seem minor individually, but together they often suggest a lack of ongoing maintenance.

3. Electrical Safety Concerns

Electrical defects are among the most common findings in homes of every age.

Frequently observed issues include:

• Missing GFCI protection

• Missing AFCI protection where applicable

• Double-tapped breakers

• Open junction boxes

• Improper wiring

• Reverse polarity at outlets

Most electrical recommendations involve improving safety rather than indicating immediate failure. Want to know more about electrical issues we find? Read about them HERE

4. Plumbing Leaks

Even slow leaks deserve attention.

We commonly find:

• Dripping shutoff valves

• Leaking supply lines

• Active drain leaks

• Loose toilets

• Corroded fittings

• Water staining below plumbing fixtures

Minor leaks today can become expensive repairs tomorrow.

5. Aging Water Heaters

Water heaters don't last forever.

Common concerns include:

• Past expected service life

• Missing seismic strapping where required

• Improper discharge piping

• Corrosion

• Sediment buildup

• Evidence of previous leakage

Many buyers appreciate knowing whether replacement may be needed in the near future. THIS ARTICLE can help determine what temperature your water heater should be set to!

6. HVAC Maintenance Issues

Heating systems often function properly while still needing maintenance.

We regularly observe:

• Dirty filters

• Lack of servicing

• Rust inside furnace cabinets

• Dirty evaporator coils

• Damaged venting

• Aging equipment nearing the end of its expected lifespan

Annual servicing helps extend equipment life and improve efficiency.

7. Foundation Movement

Not every crack is structural, but every crack deserves evaluation.

Southern Colorado's expansive soils can contribute to movement over time.

Common observations include:

• Settlement cracks

• Drywall cracking

• Uneven floors

• Doors that stick

• Window operation concerns

• Exterior masonry cracks

When appropriate, we may recommend further evaluation by a licensed structural engineer.

8. Poor Grading and Drainage

Water is one of a home's biggest enemies.

We frequently find:

• Soil sloping toward the house

• Downspouts terminating too close to the foundation

• Standing water

• Poor drainage around window wells

• Erosion

Proper drainage helps protect foundations, crawl spaces, and basements.

9. Attic Ventilation Problems

Attics tell us a lot about a home's condition.

Common findings include:

• Inadequate ventilation

• Compressed insulation

• Insulation gaps

• Previous roof leaks

• Improper exhaust terminations

Poor ventilation can shorten roof life and increase energy costs.

10. Safety Hazards

Some items deserve prompt attention because they affect occupant safety.

Examples include:

• Missing handrails

• Loose guardrails

• Trip hazards

• Missing smoke alarms

• Missing carbon monoxide alarms

• Unsafe stair construction

These are often among the easiest repairs sellers can complete before listing.

11. Radon

Colorado has one of the highest rates of elevated indoor radon levels in the country.

Because radon has no smell, color, or taste, testing is the only reliable way to know whether elevated levels are present.

Many buyers choose to perform radon testing during the inspection period, even if the home has never been tested before.

12. Sewer Line Problems

The house may be in excellent condition while the underground sewer line is not.

Sewer scope inspections regularly reveal:

• Root intrusion

• Offset joints

• Cracked pipe

• Bellies

• Grease buildup

• Deteriorated older piping

These issues are impossible to identify during a standard visual home inspection alone.

13. Moisture and Mold Concerns

Moisture is often a bigger issue than visible mold itself.

We frequently identify:

• Elevated moisture readings

• Previous water intrusion

• Bathroom ventilation problems

• Condensation

• Attic moisture staining

When conditions warrant, additional mold testing may provide valuable information.

14. Windows and Doors

These are some of the most frequently used components of every home.

Typical findings include:

• Broken window seals

• Windows that won't stay open

• Damaged weatherstripping

• Doors that bind

• Broken locks

• Failed glazing

Many are relatively inexpensive repairs that improve both function and energy efficiency.

15. Polybutylene Water Supply Piping

While not found in every Colorado home, polybutylene plumbing remains an important inspection item.

This type of piping has experienced premature failures in many homes nationwide and is frequently noted by insurance companies during underwriting.

If present, buyers often appreciate knowing its location and condition before closing.

The Good News

Seeing several items in an inspection report is completely normal.

Even newer homes often have dozens of maintenance recommendations or minor deficiencies. A home inspection isn't about "passing" or "failing." It's designed to give buyers a clearer understanding of the home's current condition so they can make informed decisions. Read more about that HERE

For sellers, identifying common concerns before listing gives you the opportunity to make repairs, gather documentation, or simply prepare for questions that may arise during the transaction.

If you're selling your Colorado home without an agent, a pre-listing inspection can reduce surprises, improve buyer confidence, and help your transaction move more smoothly.

Whether you're preparing to list or buying a FSBO property, our experienced inspectors provide detailed, unbiased evaluations throughout Colorado Springs and Southern Colorado to help you understand the home's condition before moving forward.