Mile High Home Group – Welcome to Denver

Contingencies in Colorado contracts protect buyers during the 10-day option period and beyond—allowing exits for inspection failures, financing issues, or appraisals without losing earnest money (1-3% deposit), giving leverage in negotiations across Denver-area deals.

Core Contingencies and Option Period

After 15+ years in Denver real estate and thousands of transactions, I’ve crafted contracts where the mandatory 10-day option ($100-$500 fee, buyer-paid) covers all inspections—general home, roof, sewer, radon—refundable earnest if walking. Financing contingency (21 days post-option) verifies loans amid 6.5% rates; appraisal gap coverage (common 5-10%) lets buyers cover shortfalls or renegotiate. Sale-of-home clauses bridge moves. Highlands Ranch real estate adds HOA approval (7-10 days, $200-$300), reviewing covenants before earnest risks. Littleton bungalows emphasize sewer scopes for clay pipes.

Sellers can’t enforce without mutual release.

Denver-Specific Applications

In Douglas County school zones like Mountain Vista, buyers extend radon or crawlspace checks; Littleton Public Schools deals test lot drainage. Core Denver condos layer HOA reserves contingency. Post-option, waive strategically—keep financing for lender safety. Market cycles push waivers in spring frenzy (20-40 day sales), but balanced phases allow full protections. Compared to Highlands Ranch HOAs ($150-$400), Littleton offers flexibility sans reviews. Earnest (refundable pre-waiver) credits closing.

Violations trigger mutual mediation.

Practical Advice for Buyers and Sellers

Contingency	Duration	Key Use
Option Period	10 days	Inspections full
Financing	21 days	Loan approval
Appraisal	At funding	Gap negotiation

Buyers, activate option Day 1—order ASHI inspector ($500-$800), negotiate $5K-$15K credits; keep financing till wire.

Sellers, require earnest Day 3—disclose issues upfront, counter weak contingencies for speed.

My hands-on, concierge-level service tailors contingencies block-by-block, weighs school/HOA fits through market cycles, builds pricing from local sales, and negotiates relentlessly for protected paths. Clients are long-term relationships and friends, not transactions—integrity, honesty, transparency, and relentless work ethic safeguard every clause.

If Colorado contingencies clarify your Denver real estate plans—Littleton, Highlands Ranch tweaks—reach out anytime. I’m here for a no-pressure conversation and honest guidance tailored to the Colorado housing market.