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Who do I need on my team when buying a home in Colorado Springs?

ByWeldon HobbsTeam Hobbs RealtyPublished Last reviewed

Short answer: Most Colorado Springs buyers need a real estate agent, a lender, a home inspector, an insurance agent, and a title company, and sometimes specialists such as a radon tester, a sewer scope inspector, or a real estate attorney. The appraiser is ordered by your lender. Many buyers also benefit from a second team: a CPA and a financial advisor who can confirm the purchase fits your tax situation and long-term goals. Because Colorado doesn't license home inspectors, choosing an inspector with a proven track record is especially important here.

Two teams: one gets you to closing, one keeps the plan on track

I think about a home purchase in terms of Life, Wealth, Real Estate. You have a life goal and a plan. The purchase has to support your wealth, and then the real estate has to serve those first two goals. That's why a complete home-buying team has two parts:

  • The transaction team gets you from offer to closing: your agent, lender, inspector, insurance agent, and title company.
  • The planning team helps make sure the purchase fits your finances and long-term plans: typically a CPA and a financial advisor.

Your transaction team

A real estate agent

Your agent guides the process, negotiates on your behalf, manages contract deadlines, and coordinates the rest of the team. In Colorado, you'll sign a written agreement with your agent before they perform brokerage services for you. See how to find the best real estate agent in Colorado Springs.

A lender

Your lender pre-approves you, issues the loan, and orders the appraisal. Talk with a lender early, before you start touring homes, so you know your budget and can make a credible offer. If you're using VA financing, a lender experienced with VA loans makes a real difference. See how to choose a lender for a VA loan.

A home inspector

This is the role where Colorado differs most from many states. Colorado does not license home inspectors, so anyone can call themselves one. A 2017 bill that would have required inspectors to register with the state died in committee. That puts the burden of vetting on you and your agent.

Here's what I look for. An inspector needs real experience. But beyond that, the best inspectors can explain their findings in terms of risk: what each item means for you as the buyer, which issues are serious, and which are normal wear. There's no perfect home, and every inspection will find something. What matters is whether the inspector helps you understand it.

The buyer hires the inspector directly. When I recommend one, it's because I've watched how they communicate with clients, how clearly they explain what's happening, and how their findings have played out over time. After the inspection, we use that information to decide together what needs to be fixed or asked for.

It also helps to understand the limits of any inspection. An inspector can't open walls, so there's no way to know everything behind them. They'll test the air conditioning and other systems while they're there, but a typical inspection lasts about two to four hours, longer for a larger home. It's a snapshot in time. No inspection finds everything, so it's worth thinking about how you'd handle the remaining risk. A home warranty is one example.

Specialists your inspector may not cover

Depending on the home, you may want additional testing:

  • Radon. The Colorado Department of Public Health and Environment says about half of Colorado homes have radon levels above the EPA's action level. A radon test is a common part of an inspection here.
  • Sewer scope. A camera inspection of the sewer line from the house to the street can reveal problems a standard inspection won't see.
  • Other specialists, such as a structural engineer or roofer, if the inspection turns up something that needs a closer look.

An insurance agent

Get a homeowners insurance quote on the specific home early, before your contract's insurance deadline. Premiums can vary a lot from one Colorado Springs house to another, especially with roof age and hail history, so a quote can affect your decision.

An appraiser

The appraiser is hired through your lender, not by you. Their job is to give an independent opinion of the home's value so the lender knows the loan is supported. If the appraisal comes in below the contract price, your agent helps you work through your options.

A title company

In Colorado, a title company typically handles the closing. It researches the property's title, issues title insurance, holds and disburses funds, and coordinates the signing. Before you wire any money, call the title company at a phone number you've verified independently to confirm the wiring instructions.

A real estate attorney, when needed

Most Colorado home purchases use standard contract forms approved by the Colorado Real Estate Commission, and many buyers never need an attorney. But some situations call for one: a complicated title or legal issue, an estate or divorce, or a contract that isn't a standard Commission form. If you're asked to sign a custom contract, such as one prepared by a builder or a bank, Colorado law requires your broker to advise you to get independent legal counsel.

Your planning team

This is the part many buyers skip. A home purchase is a financial move and a wealth move, so the advice you get from each professional should fit together and move you in the direction you want to go.

Unless you have your own team managing every financial decision, you're the project manager of your life. It's your job to make sure each decision is efficient and complements the others. I don't advise on the answers to tax or financial questions. But I do ask the questions, so you can take them to the right professional and make sure all the advice you're receiving works together.

The questions depend on your goals. A few examples:

  • If you're a military member buying with plans to rent the home out later, ask a CPA how renting could affect your taxes now and when you eventually sell.
  • If you're selling a home with a large gain, ask how much of it is covered by the federal home-sale exclusion and how to handle any amount above it. The IRS generally lets you exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, if you meet the ownership and use tests. Service members on qualified official extended duty may be able to suspend part of those tests.
  • If you're on Medicare or approaching it, ask whether a taxable gain could raise your Medicare Part B and Part D premiums. Those premiums are based on your income from two years earlier.
  • If you've invested in improvements, ask what records you should keep. Improvements can raise your cost basis, which affects any taxable gain when you sell.
  • If you're buying later in life, ask a financial advisor whether paying cash, making a larger down payment, or taking a mortgage leaves you with the finances to support the lifestyle you want.

How we recommend professionals

Team Hobbs Realty does not receive referral fees for recommending inspectors, lenders, title companies, or other professionals. We have no affiliated businesses and no ownership in any company we recommend. If that ever changes, we would disclose it. Our recommendations are based purely on experience, client feedback, and working with these professionals over time. You're always free to choose your own.

Having that team ready to go is part of how we solve problems for clients. When an issue comes up during a transaction, and something usually does, you want professionals already in place who can help you understand it and act on it quickly.

What could change the answer

Your team may look different if you're buying new construction, buying remotely, using VA financing, or buying an investment property. A remote buyer leans more heavily on the agent, inspector, and title company to be their eyes and hands. See how to buy a Colorado Springs home from out of state.

When to talk with a professional

Talk with a lender before you start touring homes, line up an inspector before you write an offer, and bring your tax and financial questions to a CPA or financial advisor early, while they can still shape your plan.

If you'd like help putting the right team together for your purchase, let's talk through your situation.

Related questions

About the author

Weldon Hobbs is a Colorado Springs real estate professional and co-founder of Team Hobbs Realty, affiliated with The Platinum Group, REALTORS®. He is a U.S. Air Force Academy graduate and retired Air Force officer who, with his wife, Kristen, has bought and sold homes and owned rental properties since 2006. He holds an MBA and the PMP, Certified Financial Coach, SRES®, and MRP (Military Relocation Professional) credentials.

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Weldon Hobbs

Colorado Springs | REALTOR®
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