Picture a Saturday showing in Centennial. The kitchen is updated, the price looks fair, and then a jet climbs overhead while you're standing in the backyard. Nobody at the open house mentioned it. That moment is why I walk every buyer through the airport question before they write an offer anywhere near Centennial Airport. If you're still sorting out which part of town fits you, start with my Living in...
Most buyers assume a home inspection would catch something as serious as drug contamination. It won't. A standard inspection checks the furnace, the roof, the outlets, and the water heater. It does not swab the walls. And methamphetamine residue, the thing I'm talking about here, is invisible, odorless, and sits on drywall, cabinets, and inside ductwork for years after the person who left it there has...
I had a client this year who accepted a job transfer to Tokyo three weeks before her Highlands Ranch condo was set to close. She panicked, assuming the sale would fall apart because she couldn't physically be in Colorado to sign. It didn't fall apart. She used a power of attorney, and someone else signed the deed on her behalf, in front of a Colorado notary, using a document her title company had approved...
A buyer I was working with in Parker last month asked me something I don't get very often. Her lender kept steering her toward one specific title company, and she wanted to know if that was even allowed. It turned out the lender and the title company were part of the same ownership group. That's not illegal in Colorado. It's called an affiliated business arrangement, and disclosing it has been required for...
A buyer client asked me something at a showing in Highlands Ranch a few months back that I get more often than you'd think: "Has anyone ever died in this house?" I told her the truth. I didn't know, and under Colorado law, the seller isn't required to tell either of us even if the answer is yes. That surprises most people. It sounds like exactly the kind of thing a seller should have to disclose. But...
A buyer I was working with this spring toured four houses with another agent before ever hearing what that agent would be paid, or signing anything at all. That was completely legal at the time. As of August 12, it isn't anymore. For how the buyer agreement itself works in practice, including who pays the buyer's agent, see Colorado buyer agent agreement rules. Colorado just closed a gap in real estate...
I had a closing this spring where my seller signed every document from a hotel room in Tokyo, at two in the morning her time, and the whole thing still closed exactly on schedule. A few years ago that would have meant overnighted paperwork, a scramble to find a notary near her, and a closing date that moved. Instead, she used remote online notarization, and it took less time than a typical in-person...
I get some version of this question almost every week. Someone finds a house online, falls for it a little, and then sees the word "Contingent" stamped across the listing. They assume that means it's gone. Sometimes it does. Sometimes it really doesn't, and the difference matters more than most people realize. Colorado's contracts have their own vocabulary for this, and it's more specific than what you'll...
A buyer I was working with in Parker got the builder packet for her new build about two weeks before closing. It was thick. Warranty registration, HOA documents, appliance manuals, a paint schedule, and buried in the middle of it, a stapled report full of borehole logs and a table of numbers she had no idea how to read. She asked me if any of it mattered. One document did. That stapled report is the...
I've shown a handful of homes in Park Hill and Congress Park this year where the listing paperwork flagged something before we ever walked in the door: the house was built before 1978. Most buyers treat that like a fun fact about the era. It's actually a legal trigger. If a home was built before 1978, federal law requires a specific disclosure about lead-based paint before anyone signs a contract, and it...
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