Questions for the seller or listing agent
Ask in writing so the answers become part of the record. Colorado sellers typically complete a property disclosure form; read the sections on water and moisture carefully.
- Has there ever been water in the basement or crawl space, and from what source?
- Was there ever a water heater, washer or plumbing leak downstairs?
- Has any mold remediation, waterproofing or drainage work been done, and by whom?
- Is there a sump pump, and how often does it run?
- Has the home been tested for radon, and is there a mitigation system?
- Has the sewer line ever been scoped or repaired?
- How long has the house been vacant, if at all?
Why vacant and staged homes can fool you
A house that has been sitting empty with the heat set low often smells different from one being lived in. Floor drain traps dry out, the air goes stale, and every musty source has had time to build up. That can make a minor problem seem serious. The reverse is also true: a freshly painted, carpeted and staged basement with air fresheners running can hide a real problem until the first humid month after closing.
Fresh paint on a single wall, new carpet only in the lower level, or a dehumidifier running hard in a listing are not proof of anything, but they are reasons to look more closely. So is a strong scent from candles or plug-ins in the basement only.
Many older Lakewood homes have had their basements finished more than once. Ask for permits on file for the finish work; the City of Lakewood or Jefferson County building records may show when it was done.
What to look at during the showing
- Bottoms of walls and baseboards for staining, swelling or fresh paint only at the base.
- Corners of carpet near exterior walls, especially below window wells.
- Ceiling tiles or drywall below bathrooms and kitchens upstairs.
- The furnace room: rust on the water heater base, staining on the floor, efflorescence on the walls.
- The crawl space hatch, if there is one: ground cover, standing water, insulation.
- Outside: downspouts, grading, window wells and any sprinkler spray on walls.
- Musty smell on stored items the seller left behind.
Turning observations into next steps
- IfSmell is faint and the house has been vacantAsk the agent to run water in all drains before your inspection, and see whether it changes.
- IfYou see staining or efflorescence on foundation wallsAsk the home inspector to focus on moisture and consider a specialist evaluation.
- IfOdor is strongest in rooms above a crawl spaceMake sure the inspector enters the crawl space, not just looks from the hatch.
- IfFresh finishes only in the basement and a strong fragranceAsk directly about past water and remediation, and request any documentation.
General information for Lakewood, not a quote or professional advice. In an emergency, call 911.