Inspecting Homes in Hesperus, Colorado
Hesperus is one of the smaller communities I inspect, so the numbers below combine it with others like it around Durango and Cortez. The photos are from real inspections in Hesperus. However familiar the list gets, I inspect every house with fresh eyes, looking for something I've never seen before.
What I find most in homes around Hesperus
Most of these are fixable. Knowing about them before your objection deadline is the point of the inspection.
Moisture staining indoors
About 7 in 10 homesStains on ceilings, at windows and doors, and under sinks. Some are old and dry, some are active. I check each with a moisture meter.
Open or exposed electrical
6 in 10 homesMissing cover plates and knockouts, and open junction boxes. Simple to fix, and a shock or fire risk until someone does.
Roof covering wear
More than half of homesRusted or loose metal panels, backed-out fasteners and blown shingles.
Electrical panel defects
Half of homesDoubled-up neutrals, double-tapped breakers and missing knockouts.
Roof flashing defects
Nearly half of homesVent boots that are cracked or held together with sealant, and missing kickout flashing. This is where most roof leaks start.
Wood stove and chimney defects
About 4 in 10 homesHearths too small for the stove, stovepipe too close to walls, and missing spark screens.
What you can't see at a showing
A clean house can hide a bad sewer line
Half of the cleanest houses I inspect still have something in the sewer line: roots, a low spot holding water, or old Orangeburg pipe. A tidy house tells you nothing about the pipe under the yard.
New homes still come with a list
Half of the homes built since 2020 that I inspect have 8 or more findings. New doesn't mean nothing to fix. For homes built before 2000, half have 28 or more.
Radon in Hesperus
About 1 in 4 homes I test in the smaller communities around Durango and Cortez comes back at or above the EPA action level of 4.0 pCi/L, and La Plata County is in the EPA's highest-risk zone. That is nearly the same rate I see in Durango and Cortez, so the address doesn't tell you much. The house does. Winter tests run higher than summer tests, and homes with a basement come back high about twice as often as homes without one. A 48-hour test is the only way to know what a particular house is doing.
Why choose Straight Edge for your Hesperus inspection
- General contractor background. Knowing how a problem gets fixed matters as much as spotting it. I can tell you what a repair involves, not only that something is wrong.
- Wood stoves and outbuildings. Wood stoves, chimneys, shops and barns all get inspected along with the house.
- Sewer scopes and radon testing. Both can be added to the same visit.
- Pay at close. The inspection fee is paid at closing instead of on inspection day, with no fee and no interest. That preserves your cash until closing.
Hesperus home inspection questions
Is a home inspection really worth it in Hesperus?
Half of the homes I inspect have 25 or more findings. In the smaller communities around Durango and Cortez, Hesperus included, I find moisture staining in about 7 in 10 homes, open or exposed electrical in 6 in 10 and roof wear in more than half. Most of it is fixable, and finding it before your objection deadline lets you ask the seller to repair it, credit you or lower the price. The inspection costs far less than a roof, a sewer line or a foundation repair.
What problems do you find most often around Hesperus?
The most common are moisture staining indoors, open or exposed electrical, roof covering wear, electrical panel defects, roof flashing defects and wood stove and chimney defects. Those are only the most frequent. There are many others, and every house has its own list, which is why I inspect the whole house from roof to foundation.
Do you inspect wood stoves?
Yes. I check the hearth size, clearances to walls and the visible chimney. About 4 in 10 homes I inspect in the smaller communities have a wood stove or chimney defect.
Is radon a problem in Hesperus?
About 1 in 4 homes I test in the smaller communities around Durango and Cortez comes back at or above 4.0 pCi/L. You can't predict it from the neighborhood, so the only way to know is a test.
Should I get a sewer scope in Hesperus?
Yes. About 6 in 10 lines I scope across the region have something worth knowing about.
How fast will I get my report?
You'll get a complete, photo-rich report sent to you the next day.
Every number on this page comes from my own inspections and tests. They describe the homes I was hired to inspect, not every home in town.