A different setting from the suburbs next door

Roxborough Park sits at a higher elevation than Highlands Ranch, against the foothills and near Roxborough State Park. Homes are spread across hilly, rocky ground, many on sloping lots with walkout lower levels, decks and long driveways. Much of the housing dates from the 1970s through the 1990s, with some newer homes, and the community is in unincorporated Douglas County.

Weather here can differ noticeably from the plains. Storms that bring rain to Highlands Ranch can bring heavier snow in the foothills, and snow lingers longer on north-facing slopes and in shaded spots under trees and rock outcrops. Snow piled against a wall or deck for weeks slowly releases water where it can find a way in.

Some homes sit well away from main roads, so contractors may need more time to schedule visits and travel. Plan for that when a problem is found, and start drying or stop a leak yourself if it is safe.

Local factors

Terrain
Sloping, rocky lots; walkouts and decks common
Snow
Often deeper and longer-lasting than on the plains, especially on shaded sides
Vegetation
Scrub oak and conifers that shade walls and drop debris in gutters
Jurisdiction
Unincorporated Douglas County; ask the county building division about permits

Seasonal checks suited to foothill homes

  • Shovel snow away from walls, window wells and deck ledgers after big storms
  • Check the ceiling below decks for staining after spring melt
  • Clear gutters of needles and leaves, more than once a year if trees overhang
  • Look for ice dams along eaves after heavy snow followed by sunny days
  • Check the crawlspace or lower level after the first big melt
  • Keep a leak alarm near the water heater, since help may take longer to arrive

Matching the finding to the cause

  • IfStaining at a ceiling below a deckThenSuspect water at the deck ledger or door threshold; have the flashing checked.
  • IfGrowth along a buried lower-level wall after springThenLook at snowmelt drainage and grading on the uphill side.
  • IfAttic staining near eaves after a snowy winterThenIce dams or attic air leaks are likely; have both evaluated.
  • IfMusty odor in a crawlspaceThenCheck for standing water, a missing vapor barrier and blocked vents.
Map of Roxborough Park. It shows an area, not an office or a job site.

General information for Highlands Ranch, not a quote or professional advice. In an emergency, call 911.