Mid-century Arvada versus newer northwest Arvada
| Mid-century ranches and split-levels | Newer northwest subdivisions |
|---|---|
| Crawl spaces and partial basements | Full basements, often finished |
| Lower-level family rooms partly below grade | Tight construction holding indoor odors |
| Original or older ductwork | Newer systems with fewer duct leaks |
| Long-time owners and decades of household history | HOA rules on exterior work and dumpsters |
| Mature trees with roots near older sewer lines | Fewer legacy issues; odor more often occupant-related |
Questions for Arvada sellers to settle early
- Is the property in the City of Arvada, and which county: Jefferson or Adams?
- Does the City of Arvada's building division need to approve planned work like removing drywall or basement finishes?
- Has the sewer lateral been scoped, given mature trees nearby?
- If there is a crawl space, when was the vapor barrier last checked?
- For an HOA community, what are the rules for contractor access and containers?
Where Arvada sellers tend to find odor
Much of Arvada's housing went up in the decades after the Second World War, and the split-level is everywhere. Its lower level, usually a family room with a bathroom or laundry, sits partly below grade. Carpet there tends to rest on concrete, and any moisture coming through the slab or walls shows up as mustiness. Sellers of split-levels should check that lower level after irrigation season and spring storms, not only in dry winter months.
Arvada's older neighborhoods have mature trees, which buyers love, but tree roots are a classic cause of trouble in older sewer laterals. If the house has any sewer smell or slow drains, expect the buyer's agent to suggest a sewer scope, and consider getting ahead of it.
Near Olde Town, some homes are older still, with characteristics similar to early central Denver houses. In newer northwest Arvada, odor is less likely to be structural and more likely to come from how the house was lived in: cooking, smoking, or a basement used for storage and rarely aired.
Arvada seller checklist
- Walk the split-level lower level after sprinklers run
- Open crawl space hatches and look for barrier damage or debris
- Run water in every drain and listen for gurgling
- Replace the furnace filter and run a full cycle before photos
- Check that sprinkler heads are not soaking foundation walls
- For newer homes, confirm bath fans and the range hood vent outside
Common questions
- Do Arvada homes in Adams County follow different rules?
- Building permits for property inside Arvada city limits generally go through the City of Arvada regardless of county, but confirm with the city. Properties with an Arvada address outside city limits fall under the county.
General information for the Denver area, not a quote or professional advice. In an emergency, call 911.