Home Inspector in Highlands Ranch, CO
Most of Highlands Ranch was built between 1985 and 2005, on some of the most expansive soil in Douglas County. Justin Kast inspects it with a structural engineer's eye and a buyer's deadline in mind.
What the housing stock tells an inspector before he arrives.
Homes are entering the age where original furnaces, water heaters and roofs are all past service life at once.
Justin designed structures before he inspected them. In Highlands Ranch he checks slab-on-grade vs. structural floor, void-form condition, perimeter drainage and crack patterns, and tells you which movement is cosmetic and which is not.
Sources: Douglas County Assessor. Housing figures from assessor records on file.
1985 to 2005 construction has a known list. Justin works through all of it.
Beyond the standard InterNACHI scope, these are the era-specific items that show up again and again in Northridge, Southridge, Eastridge and Westridge.
Grey polybutylene supply lines and their acetal fittings. Identified, photographed, and priced for replacement in the report.
Heat exchanger inspection, combustion safety, flue condition. Most originals are now 25+ years old.
Ledger fasteners, flashing, joist hangers and guard strength on the elevated rear decks common to walk-out lots.
Crack mapping, floor slope, void form condition, grading and downspout discharge. Explained in plain language with next steps.
Walked where safe, drone where not. Bruising, granule loss, lifted seals and prior patch quality.
Services available in Highlands Ranch
Highlands Ranch buyers on working with Justin
All reviews on HomeAdvisor →“Justin did a great job. He had quick availability, did a thorough inspection, and went above and beyond to talk through what some of the defects in our prospective new home might cost to repair.”
“Justin was great! Very thorough, showed and explained everything to me as he was doing it.”
“I have had the privilege of working with Justin Kast on numerous occasions, and his expertise is unmatched. He communicates clearly, provides thorough and accurate insights, and makes the inspection process seamless.”
“He was able to come the same day. He walked me through exactly what he was doing and what the next steps would be.”
Neighborhoods served
Northridge · Southridge · Eastridge · Westridge · BackCountry · Firelight · Hearth · Highlands Ranch Golf Club · Timbers · Indigo Hill · Highwoods · Shea Homes at Cresthill · Palomino Park · Province Center · Lantern Hill · Highland Walk · Gleneagles Village
ZIP codes 80126, 80129, 80130
Highlands Ranch inspection questions
How soon can you inspect a home in Highlands Ranch?
Usually within 2 to 3 days. Highlands Ranch is minutes from Justin's base, so short-notice and weekend slots are common.
Does Highlands Ranch need a sewer scope?
Yes, a sewer scope is worth it on most homes here. Many 1990s laterals have never been looked at, and a camera run adds little time to the inspection.
Is foundation movement normal here?
Some is. Expansive soil moves almost every Highlands Ranch foundation a little. Justin's structural engineering background is what separates seasonal hairline cracks from active movement that needs an engineer's letter.
What about Poly-B plumbing?
Polybutylene supply lines were installed in many metro homes through the mid-1990s and can fail without warning. Justin identifies it, checks fittings and tells you what replacement typically costs.
Do you inspect townhomes and condos in Highlands Ranch?
Yes. HOA-maintained components are noted so you know what is and is not your responsibility.
Buying in Highlands Ranch? Get on the calendar.
Same-week availability across the south metro. Thermal imaging available.
Inspections performed by Justin Kast, A+ Home Inspections, LLC.