Kristal Kraft ~Denver Real Estate~303-589-2022

100 Real Estate and Relocation Tips in 100 Days (Day 85)

Radon is an odorless, colorless radioactive gas that can enter a home. Most of Colorado is considered a high risk area for Radon, which occurs from the natural radium and uranium found in Colorado soil. Estimates of lung cancer deaths associated with Radon range as 21,000 in the United States. The combination of high concentrations of Radon coupled with tobacco smoking dramatically increases the risk of lung cancer. In the United States, the Environmental Protection Agency (EPA) has set a measurement of 4 picocuries per liter (4 pCi/l) as the maximum amount that does not pose a health hazard. Radon amounts above 4.0 pCi/l pose a health risk, and mitigation measures are advised. Obviously, the higher the amount of Radon present, the greater the risk to dwelling occupants.

As a homebuyer, how should you proceed with this potential risk? First, you have the legal opportunity, provided in all Colorado contracts to buy real estate, to have testing performed to determine the presence of Radon. (You have the legal opportunity, defined by the contract, to have all manner of inspections and testing performed on any property you contract to purchase, of which Radon testing is just one of many possible inspections.) Most certified home inspectors can perform radon gas testing, using sophisticated electronic measuring devices. The cost of testing is usually $75 -$150 dollars, and a written report is provided. All home buyers should have this test performed during the contractual inspection period.

If the home test under 4.0 pCi/l, there is no need to perform mitigation. Mitigation should be performed if the amount present is greater than 4.0 pCi/l. Mitigation can be relatively simple in most homes. An EPA certified mitigation contractor can install a sub-slab ventilation system, which equalizes the pressure in the house, preventing Radon gas buildup. At times, more complex measures must be taken, but seldom is the cost to mitigate prohibitive. The cost to mitigate is a negotiable item, however, the seller is usually in a weak position, as most buyers will not buy a home with high levels of Radon gas.

100 Real Estate and Relocation Tips in 100 Days (Day 84)
by guest blogger, Larry D. McGee Denver IQ

While the Denver metro area is not usually thought of as a golf Mecca, a quick of a list in Avid Golfer shows as many as one-hundred and twenty (120) 18 hole courses with 40 miles of the Colorado State Capital. Perhaps a third of these are private clubs, but membership is usually open for a price, and there are not that many invitation only clubs in the Denver area. Many of the new public golf courses are masterpieces designed by today’s top course architects, a challenge to the best of players with greens fees ranging from $60 to $120 for the very best tracks. The golf courses owned by the City of Denver area mostly older, but well maintained, and perfectly acceptable for a quick 18 for under $40. You can generally play golf in Denver year round, sometimes a chilly experience in January, but 50 degree days make a mid-day round of golf possible.

It’s also possible to own a home on a golf course in Metro Denver for a reasonable price. For slightly less than $300,000, you can find condos and single family homes in neighborhoods such as Heather Ridge, Coyote Creek, Heritage at Todd Creek, Broadlands, Perry Park, Plum Creek, Red Hawk Ridge, The Villages or Parker, The Pinery, Spring Valley Ranch, Canterbury, Green Valley Ranch, Murphy Creek, Lake Arbor, Vista Ridge, Reunion, Highlands Greens, Heritage at Eagle Bend, Hiwan, and Gleneagles.

Stepping up in price for $300,000 to $500,000, homes on the green can be found at the Broomfield Country Club, Castle Pines North, Lonetree, Perry P{Ark, The Meadows, The Pinery, Westwoods Ranch, Vista Ridge, and many of the previously mentioned areas.

Staying under $750,000, you can live next to Highlands Ranch Golf Club, or Pradera,, or Black stone Country Club. Westwoods, Indian Ridge, Legacy Ridge, Saddle Rock, The Ranch, and Hiwan all have homes on the fairway under $750, 000.

Stepping up a bit from $750,000, but still staying under a million, greenside hoes can be found at The Broadlands in Broomfield, Castle Pines Village in Douglas County, Roxborough in extreme southwest Metro Denver, The Buffalo Ridge area of Castle Pines North, Pradera in Douglas County, the excellent Arnold Palmer designed course in Lonetree, The Golf Club at Highlands Ranch, Legacy Ridge in Westminster, and Saddle Rock in southeast Aurora.

From a million dollars up to 2.5 million, homes can be found only the private courses at Broadlands, Ravenna, Castle Pines Village, Bear Dance, Cherry Creek Country Club, Hiwan, Glenmoor in Cherry Hills Village, and the Columbine Country Club. These same courses also host homes priced above 2.5 million, a price range that also brings into play The Colorado Golf Club in Parker, Heritage Estates in Lonetree, Cherry Hills Village Country Club, Ravenna, Glenmoor (designed by Pete Dye) and The Cherry Creek Country Club.

Above 2.5 million we are speaking of very exclusive clubs and neighborhoods such as Castle Pines (again), Ravenna (spectacular setting at the mouth of Waterton Canyon), The Colorado Golf Club, Columbine Valley, and Cherry Hills Country Club.

There you have it. A plethora of neighborhoods and price ranges for most any budget that will give the golfer a place to park the clubs when not swatting golf balls.

100 Real Estate & Relocation Tips in 100 Days (Day 83)

Of course by "under contract" we mean you have a mutually signed agreement to purchase a home, subject to a few conditions. The idea of "under contract" has many different iterations, such as "excepted bid", or "mutual agreement to buy", but whatever the reference, it is understood that there is a written and legally binding document between a buyer and a seller to buy real property.

So now what? Well, unfortunately, you can't back the moving van to the door just yet. There are things to do, important things, and you will have to lend a hand
First, you have to attend to your mortgage loan. Your Realtor® can help, but today's maze of privacy laws and regulatory requirements forces you, the buyer, to take an assertive role in the mortgage loan process. If you have not already made a loan application, you need to do so immediately. Make certain the contract documents are delivered promptly to your lender. The very best thing would have had your Realtor® and you lender communicating during your home search, with as many of the loan approval details as possible completed prior to you negotiating process. Communicate with your lender frequently, based on a schedule agree to by you and your lender. While not true in all states, Colorado property closings are date specific, so you want to be certain that the loan process is moving along in a timely fashion. New rules regarding appraisals slow the process down a bit, and require more process planning.

Second, you must attend to the due diligence aspects of the home you intend to buy. A general home inspection from a certified professional is a must, and there may be a need for other more specific inspections for such things as heating systems, Radon, or roof condition. Whatever is needed to assure your peace of mind, you need to get started. You Realtor® will help with coordination, but you must be proactive, and present. Take this time to knock a few doors, meet and ask questions of your new neighbors. IF schools are important, go visit the schools. If a particular house of worship is important, go visit. You will have an opportunity to read and question the title insurance commitment. While few homes are not sold without clear title, any related covenants are usually lengthy and complicated. You must understand the title and covenants or run the risk of nasty surprises somewhere down the road.

After you have satisfied the requirements and reviews of due diligence, you can turn your attention to preparing your move. Making sure of utility transfers, furniture delivery, communications installation, and all of those service type things that you have to have in place to function should be addressed now. If you will be out of state for the closing, make certain you have arranged for delivery of required documents, necessary notaries, and money transfers.

You Realtor will assist with, and in some cases complete, most of the things mentioned above. Your Realtor® has little influence today regarding your mortgage loan, so you will have to be attentive. Most Realtors® have check off forms to provide guidance in completing all of the necessary things, but for best results, take an active role in the process.

100 Real Estate & Relocation Tips in 100 Days (Day 82)

Because of the generally dry humidity in the Denver area, mold has never been a particularly difficult problem for most homeowners in the area. Having said that, mold can and does grow anywhere. Uncontrolled moisture inside a house, from flooding, roof leaks, unnoticed plumbing issues and other untreated water issues can create the conditions necessary for mold. Of particular concern are homes that have not been in recent use due to foreclosure. Buyers of such homes should pay particular attention during physical inspections.

There are two other situations where mold can be an issue in the area. The first is with the use of EFIS, or artificial stucco, as an exterior siding application. This product is notorious for allowing moisture to seep between the siding and interior walls. Mold can then grow in the organic material of the wood product used to build the walls and floors. In homes constructed of such material, the only way to be certain of the absence of mold is to perform expensive testing.

The other major mold producing opportunity can occur in homes built with structural basement floor. Such basement construction has become common in recent years as a way to combat the cracking and displacement that can occur in concrete floors laid in expansive clay soils. This type of construction involves an a deeper basement excavation, with a sub-floor crawl space of 2 or 3 feet in depth below a floor supported by joists. Moisture occurring from overwatering or extraordinary rain events can incite mold to grow from organic construction materials left behind by the home builder, or from organic items stored improperly in the crawl space.

It is very important for a prospective homebuyer to have inspections of the property conducted by an experienced and well trained inspector.

100 Real Estate and Relocation Tips in 100 Days (Day 81)

Many people moving to Colorado are captivated by the purple mountain majesties and develop this driving desire to live on a mountain top. Well, maybe not a mountain top, but at least somewhere in "them thar' hills". The fact is that the mountains are beautiful, and many people want and do live in the near mountain suburbs. There are, however, a few considerations.

First, consider the commute. Living in Evergreen or Conifer and working in the city means you must drive into the sun morning and night (the mountains are in the west), over winding mountain roads, sometimes in the snow. The further up a mountainside you live, the more winding roads you and yours get to drive on. If you OK with a sometimes difficult drive, then read on.

Property is generally more expensive in the mountains than in the suburbs. Part of this is building costs, part is land value, and part is desirability. You will simply get less house fo the money in the mountain areas.

Critters. Of course it can be argued that critters are everywhere, (a small brown bear was spotted in Highlands Ranch in May) but there bunches of critters that call the mountain area home. After all, they were there first; it's us that keep moving in on them. Evergreen is famous for its own herd of 200-300 elk, which pretty much go where and when they wish, the where meaning the area you like to think of as your back yard. The local deer populations eat anything and everything green, and deer sleeping on your front pouch is not as much fun as you might think. Small pets left outside at night become dinner for coyote, and the occasional mountain lion. OF course, people learn to live with the critters, and you can also.

Water delivery and sewage disposal means you must care for a well and septic systems in most cases. While some areas have water and sewage systems, in most cases, you will drink well water, and waste will be treated in a leeching field/septic system. If you have no experience with well and septic, we suggest you familiarize yourself with those facts of life in the mountains.

As the west continues to face drier weather conditions, and population densities never before experienced, the threat of wildfire becomes a serious issue. Decades of fire prevention have led us to overgrown vegetation, and houses are literally surrounded by tinder dry woods. As a home owner, you must follow the advice of local fire agencies in keeping trees and brush away from your home, making it defensible against wild land fire.

Still want to head for the hills? Great! The foregoing is not offered to scare you off, but more to make you aware that mountain living requires a bit more effort than living in the neatly manicured neighborhoods of suburbia. For most people, it is an acceptable trade-off. Just as long as you understand what you are getting into, living in the near mountain suburbs can be a wonderful lifestyle.