Bi-level versus split-level lower floors
Both house styles were popular when much of Ken Caryl was built. Each has its own moisture pattern.
| Bi-level (raised ranch) | Split-level |
|---|---|
| Lower floor sits partly below grade on all sides | Several half-levels, with the lowest often a basement or crawlspace |
| Lower-floor windows are close to the ground, often in shallow wells | Some homes have a crawlspace under one section |
| Lower bedrooms and family rooms sit against cool foundation walls | Lower family rooms are partly buried on one or more sides |
| The entry landing between floors can collect snowmelt tracked in | Additions and remodels sometimes connect levels in tricky ways |
Why these lower floors are vulnerable
A lower level that is half above ground feels like ordinary living space, so owners treat it that way, with carpet, paneling or drywall right to the floor. But the walls behind those finishes are still foundation walls in contact with soil. When grading settles or a window well fills, water reaches that wall, and the finished side hides it.
Ken Caryl lies in a valley against the foothills, and some lots slope noticeably. Homes there can see runoff from uphill during heavy storms and spring melt. Homes built in the 1970s and 1980s are also of an age where original windows, water heaters and plumbing connections may be due for attention.
Ken Caryl is unincorporated, so building permits go through Jefferson County rather than Douglas County, and many homes are part of a master association with its own covenants.
A lower-level inspection routine
Look at the outside first
Check whether soil slopes away from the house and whether lower window wells are clear and drain.
Feel carpet edges along exterior walls
Dampness or a musty smell at the tack strip is an early sign.
Check behind paneling
Wood paneling, common in older lower levels, can hide growth on its back side. Look at the bottom edge with a flashlight.
Find the crawlspace hatch
In split-levels with a crawlspace, check for standing water, a damaged vapor barrier, or growth on joists.
Common sources in Ken Caryl homes
- Shallow window wells below grade on lower-floor bedrooms
- Settled soil along the foundation from decades of irrigation
- Original or aging water heaters in lower-level utility rooms
- Older aluminum windows that sweat in winter
- Crawlspaces with torn or missing vapor barriers
Local questions
- Does the Jefferson County building division require a permit for the repair work?
- Do master association covenants require approval for regrading or window well covers?
- Has the crawlspace ever been inspected or encapsulated?
General information for Highlands Ranch, not a quote or professional advice. In an emergency, call 911.