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. Colorado just closed a gap in real estate license law that's existed for decades, and it changes the very first conversation you have with any agent in Parker, Aurora, Highlands...
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...
My contract file from a closing back in early January looked different from every file I'd worked with before it. Same address format, same layout, but the Dates and Deadlines page had a few new lines I had to explain twice to my buyers. Colorado's Contract to Buy and Sell Real Estate got an update this year, and as of January 1, 2026, the new version is the only one brokers are supposed to use. If you...
You get a letter from your HOA. Certified mail, return receipt requested. Somewhere in your yard, your fence, or your trash cans didn't sit right with the architectural committee, and now there's a fine attached. Most homeowners' first instinct is to just pay it and move on. Here's what a lot of people in Parker and Aurora don't realize: under Colorado law, your HOA legally cannot fine you the moment it...
If you're buying a new construction condo or townhome in Colorado this year, one thing changed on January 1 that almost nobody outside the legal and building industry noticed. Your HOA now needs a lot more agreement among owners before it can sue a builder over a construction defect, and builders who sign up for a new state incentive program get real legal protection in return for offering a written...
A client outside Castle Rock called me in June holding an insurance renewal letter that had jumped almost $900 for the year, and buried in the fine print was a line about her home's "wildfire risk score." She'd never seen that number before, had no idea how it was calculated, and had no real way to push back on it. That's about to change. Starting July 1, 2026, Colorado law requires insurers to actually...
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