Selling in a covenant-controlled golf community like Blackstone comes with more paperwork and a few extra questions. You want a smooth closing and zero surprises for your buyer. The best way to get there is to know exactly what you must disclose in Colorado and how Blackstone’s HOA and possible special districts fit in.
This guide walks you through required Colorado disclosures, community-specific items to confirm in Blackstone, and a practical checklist of documents to assemble before you list. You will also find where to get each record so you can move fast and stay compliant. Let’s dive in.
Colorado seller disclosures at a glance
Colorado expects you to disclose known material defects using the state’s Seller’s Property Disclosure. You can find current Commission-approved forms on the Colorado Division of Real Estate site under the contracts and forms section. Be accurate and answer based on your actual knowledge.
- Seller’s Property Disclosure: Disclose known structural issues, water intrusion, roof problems, HVAC or electrical failures, environmental hazards you know about, and any prior significant repairs or insurance claims. See the Colorado Real Estate Commission’s approved forms for details.
- Lead-based paint: If your home was built before 1978, you must provide the EPA lead-based paint disclosure and share any records or reports you have.
- Radon: Many Colorado homes test high for radon. Disclose any known test results or mitigation systems and provide the paperwork. Buyers routinely test during inspection.
- Common-interest communities: If your home is in an HOA or similar common-interest community, you will need to deliver association disclosures. Colorado’s Common Interest Ownership Act sets the framework.
- Special or metro districts: Properties can be inside one or more special districts that levy separate taxes or fees. These are different from HOA dues and must be disclosed.
Helpful resources:
- Colorado Real Estate Commission contracts and forms: Colorado Division of Real Estate contracts and forms
- Lead-based paint rules and pamphlet: EPA lead-based paint disclosure
- Radon guidance for Colorado: CDPHE radon resources
- Colorado statutes: Colorado Revised Statutes overview
Blackstone basics: HOA, metro districts, and memberships
Your first step is to confirm your specific lot’s obligations. In master-planned communities, there may be both an HOA and one or more special districts. Each can require disclosures and ongoing payments that transfer to the buyer.
HOA or POA membership and dues
If your property is in an HOA, disclose whether membership is mandatory, the current regular assessment, payment frequency, any special assessments, and any transfer or initiation fees. Share the governing documents and rules buyers will need to follow.
Where to verify:
- HOA or management company for the resale or estoppel certificate, budgets, rules, and current dues
- Recorded CC&Rs with the county recorder
- Recent meeting minutes and the most recent budget or reserve study
Metro or special district taxes and fees
Special districts finance public infrastructure through separate taxes or fees. These show up on your property tax bill and are distinct from HOA dues. Disclose the district names and the current mill levy or fee items that affect your property.
Where to verify:
- Arapahoe County Assessor records and your tax bill from the Treasurer
- District service plans or websites, and public directories like the Special District Association of Colorado or the Colorado Division of Local Affairs special district portal
Useful links:
- Property records: Arapahoe County Assessor
- Tax bills and payments: Arapahoe County Treasurer
- Recorded documents: Arapahoe County Recording
- Special districts info: Special District Association of Colorado and Colorado DOLA special district portal
Architectural and exterior changes
If you made exterior changes, the HOA likely required prior approval from an Architectural Control Committee. Disclose any improvements, whether they were approved, and provide approval letters and permits. Unapproved changes can become buyer objections.
Where to verify:
- HOA architectural guidelines and ACC records
- City or county building permits for decks, additions, fences, hardscape, roofs, and similar projects
Community rules and local services
Disclose any mandatory services billed through the HOA, such as garbage, snow removal, or landscape maintenance programs. If there are amenity access rules, guest policies, or private-use agreements that affect the property, include those documents and fees.
What to disclose about property condition
When in doubt, disclose. Focus on facts and documentation.
- Material defects: Structural movement, foundation repairs, water intrusion, mold remediation, electrical or plumbing failures, or pest infestations you know about.
- Roof and storms: Recent roof replacements or repairs, especially those involving insurance claims. Include claim numbers, adjuster reports, invoices, and warranties.
- Environmental items: Known radon levels, presence of a mitigation system and maintenance records, any known asbestos or remediation work, and past flooding or water issues.
- Easements and encumbrances: Recorded utility or access easements, drainage or conservation easements, and any private maintenance agreements that survive closing.
Your Blackstone seller disclosure checklist
Gather these items before you go active. You will save time and reduce back-and-forth once you are under contract.
Essential disclosures and property records
- Completed Seller’s Property Disclosure
- Lead-based paint disclosure and any records for pre-1978 homes
- Radon test reports and mitigation documentation
- Roof invoices, warranties, and any insurance claim documents
- Repair history and receipts for major systems or structural work
- Copies of building permits for additions, decks, fences, or major system updates
HOA and community documents
- Recorded CC&Rs, articles, and bylaws
- Architectural guidelines and any ACC approvals or correspondence
- Current HOA budget and most recent year-end financials or reserve study
- Assessment amount and payment schedule, plus any special assessments
- Rules and regulations, pet policies, amenity use rules, and recent meeting minutes
- Estoppel or resale certificate showing dues, delinquencies, and pending enforcement
Metro or special district documents
- Recent property tax bill showing district line items and mill levies or fees
- District service plan or available bond disclosures if provided to you previously
Title and encumbrance items
- Current title commitment or preliminary title report if available
- Recorded easements and plats, plus any shared-drive or private road agreements
Utilities and services
- Water and sewer tap records or certificates if applicable
- Garbage and recycling details if billed through the HOA
Warranties and inspections
- Home inspection reports you obtained recently
- Warranties for appliances or builder warranties still in effect
- Termite or pest treatment certificates if applicable
How to find the right documents fast
- Start with property records: Pull your parcel on the Arapahoe County Assessor site. Confirm the legal description, subdivisions, and special district line items.
- Check your tax bill: The Treasurer’s site lists special district taxes. Note district names and mill levies.
- Retrieve recorded documents: Search the Arapahoe County Recording department for CC&Rs, plats, and easements tied to your subdivision and legal description.
- Contact the HOA: Ask the management company for the resale or estoppel certificate, governing documents, budget, rules, and ACC records. Expect a fee and a short turnaround.
- Identify special districts: Use the Special District Association directory or the DOLA special district portal to confirm district coverage and contacts.
- Verify permits: Check with the city or county building department for permits on your additions, decks, roofs, or other exterior work.
- Gather environmental records: Locate radon test results and mitigation paperwork. For guidance on radon levels and mitigation, see CDPHE’s radon resources.
The estoppel/resale certificate: what to expect
The resale or estoppel certificate is the buyer’s snapshot of your HOA account and the association’s current status.
- Who orders it: In Colorado, the contract can assign who orders and pays. Buyers often order it, but confirm in your agreement. Associations can charge a reasonable fee.
- What it includes: Current dues, delinquencies, special assessments, pending rule violations or enforcement, insurance summaries, budgets, and rules. It may also show transfer and status fees.
- How to request it: Contact the HOA or management company. Provide your property address, owner names, and the buyer’s agent email if known.
- Timing: Ask about standard processing times so you can align disclosure delivery with deadlines in your contract.
Best practices to avoid delays
- Disclose unapproved exterior changes: If you installed something without ACC approval, disclose it and ask the HOA if a retroactive review is possible.
- Share full roof and insurance documentation: Buyers often request claim numbers and adjuster reports. Having them ready speeds negotiations.
- Separate HOA vs. special district costs: Buyers will ask about both. Present dues and taxes clearly and with source documents.
- Keep originals organized: Make a folder for warranties, permits, and contractor invoices. Provide copies to your agent and buyer.
Quick takeaways for Blackstone sellers
- Confirm HOA membership, dues, and any transfer or special assessments early.
- Check your property tax bill for special district charges and disclose them.
- Complete the Colorado Seller’s Property Disclosure and attach supporting records.
- Provide radon, roof, and repair documents to avoid surprises later.
- Pull CC&Rs, rules, budgets, and ACC approvals so buyers can review quickly.
If you want help organizing your disclosures or confirming HOA and special district details for your Blackstone home, reach out to Gerlock Homes. Request a free home valuation or schedule a no-pressure consultation.
FAQs
What is the difference between HOA dues and metro district taxes in Aurora?
- HOA dues fund private community operations and amenities, while metro district charges are public taxes or fees that pay for infrastructure and services and appear on your property tax bill.
Do I have to disclose radon if I have not tested my Blackstone home?
- Disclose what you know; if you have no test results, state that, and provide any documentation if a mitigation system exists or past tests were completed by you or prior owners.
What counts as a material defect in Colorado seller disclosures?
- Structural issues, water intrusion, major system failures, known environmental hazards, or conditions that could significantly affect value or safety should be disclosed if you know about them.
Who pays for the HOA estoppel or resale certificate in Blackstone?
- Colorado contracts can allocate this cost to either party; many buyers order it, but confirm in your agreement and expect the association to charge a reasonable fee.
How do I verify special or metro district obligations for my Blackstone property?
- Check your Arapahoe County tax bill for district line items, confirm details through the Assessor and Treasurer, and cross-check district information through the Special District Association or DOLA portal.
What should I do if I made exterior changes without HOA approval in Blackstone?
- Disclose the improvement, gather any permits and contractor records, and contact the HOA to ask about retrospective approval to reduce risk of a buyer objection.
