Denver Highlands Home Inspection - What Our 1905 Victorian Revealed

Published January 4, 2025 by Mike Chen

Denver, CO

Key Takeaways

  • Highlands Victorians often have foundation issues from 100+ years of Denver's expansive soil
  • Original electrical and plumbing should be assumed outdated unless documentation proves otherwise
  • High radon levels are common in the Highlands area and require testing
  • Budget 15-20% of purchase price for updates on unrenovated historic Denver homes

When my friend Elena found a Queen Anne Victorian in the Highlands listed at $725,000, she knew it would need work. The house had original woodwork, a turret room, and the character that's made the Highlands one of Denver's hottest neighborhoods. What she didn't fully appreciate was how much 119 years of Colorado soil movement and deferred maintenance would show up on the inspection report.

The inspection lasted four hours. The report ran 62 pages. By the end, Elena had a sobering picture of what it means to buy an unrenovated historic home in Denver—and a much clearer understanding of how to negotiate the purchase.

She closed on the house, ultimately paying $55,000 less than asking price. Two years later, she's spent another $80,000 on updates and has no regrets. But she went in with realistic expectations because that inspection told her exactly what she was buying.

Foundation Concerns in Denver's Expansive Soil

Denver sits on some of the most challenging soil in the country. The bentonite clay that underlies much of the city expands dramatically when wet and contracts when dry. Over decades, this creates foundation movement that shows up in virtually every older Denver home.

Elena's Victorian had the telltale signs: diagonal cracks above door frames, a basement floor with visible heaving, and floor slopes throughout the upper levels. The inspector measured slopes exceeding one inch over eight feet in some areas.

What's Normal vs. Concerning

The inspector explained that some foundation movement is expected in any Denver home over 50 years old. Elena's house showed historic settlement that had largely stabilized. The concerning signs—wide cracks, active movement, doors that wouldn't close—weren't present. The existing movement was significant but stable.

Still, she got a structural engineer evaluation before proceeding. His report confirmed the inspector's assessment: historic movement, currently stable, with recommendations for drainage improvements to minimize future soil moisture changes. Total engineering cost: $450. Peace of mind: significant.

Basement Conditions

The basement showed decades of Colorado's wet-dry cycling. The floor had been patched multiple times, walls had efflorescence (white mineral deposits indicating water penetration), and drainage was essentially non-existent. The inspector noted this was typical for homes of this age that hadn't been waterproofed.

Old-House Electrical Reality

Elena's Victorian had been partially updated over the years, creating a mix of wiring generations. Original knob-and-tube remained in portions of the attic and second floor. 1950s-era cable ran to some bedrooms. More recent updates had installed modern wiring in the kitchen and bathrooms.

The Panel Situation

The main electrical panel was a 100-amp Pushmatic breaker panel from the 1960s. These panels have known issues with breakers that don't trip properly. The inspector recommended replacement, estimating $2,500-4,000 for a modern 200-amp panel.

Planning for Complete Rewiring

Given the mixed wiring and panel issues, Elena got quotes for complete rewiring. For her 2,400 square foot Victorian, estimates ranged from $15,000-22,000 to bring the entire house to current standards. She negotiated a credit from the seller and has rewired about half the house so far, prioritizing living spaces.

Denver's Radon Reality

The radon test came back at 8.6 pCi/L—more than double the EPA's action level of 4.0 pCi/L. In Denver, this wasn't surprising. The city's geology produces radon naturally, and approximately half of homes test above action levels.

Elena had a mitigation system installed before moving in. The sub-slab depressurization system cost $1,100 and reduced radon levels to 1.2 pCi/L. It runs continuously with annual electricity cost around $40.

Radon in Historic Homes

Older homes often have higher radon levels because of basement construction methods and more gaps in the building envelope. Elena's stone foundation had multiple entry points for radon. The mitigation system effectively sealed the primary entry point and exhausts any remaining radon above the roofline.

What Elena Would Do Differently

Looking back, Elena says the inspection report accurately prepared her for the first two years of ownership. Everything significant was noted. Her advice for other Highlands buyers:

Get inspectors experienced with old houses. Someone used to inspecting new construction may overreact to typical old-house conditions or miss issues specific to historic homes. Her inspector specialized in pre-1940 construction and provided context throughout.

Budget realistically. The purchase price was just the beginning. Between radon mitigation, partial rewiring, roof repairs, and ongoing maintenance, Elena's first two years cost roughly $40,000 beyond the purchase. For a $725,000 investment, that represented significant additional commitment.

The character is worth it—to her. The original hardwoods, nine-foot ceilings, turret room, and neighborhood walkability justify the maintenance demands. But buyers need to understand what they're choosing.