What goes in the packet
- A one-page plain-language summary of the event, the work and the fix
- The remediation scope of work and final invoice
- Before, during and after photos labeled by room
- Moisture readings at completion
- Any clearance or post-remediation report
- Receipts for the source repair, such as a duct reroute, plumbing fix or new water heater
- Rebuild invoices showing what materials replaced the removed ones
- Any related insurance claim summary, if you are comfortable sharing it
When to do what before listing
- Two to three months out
- Walk the house with the fan worksheet and calendar checks. Fix any loose ducts, drips or window well problems now.
- Six to eight weeks out
- If you find growth, arrange remediation early so it is finished and documented well before photos and showings.
- Four weeks out
- Assemble the packet. Talk with your listing agent about how it will be shared.
- Listing
- Complete the seller's property disclosure accurately, consistent with your records.
- Under contract
- Provide the packet to the buyer and their inspector when they ask about prior moisture.
Why a packet helps
Buyers react to uncertainty more than to the word mold. An inspector who finds a patch of new drywall in the basement, or a cleaned and coated section of attic sheathing, will write it up. Without records, a buyer imagines the worst. With records, the same finding becomes a closed chapter with a known cause.
Colorado sellers complete a property disclosure form, and agents will advise what must be disclosed. Talk with your agent or a real estate attorney about specifics. The packet supports an accurate disclosure; it does not replace it.
If you discover mold during listing prep
- IfSmall, surface growth with an obvious, easily fixed causeThenFix the cause, address the growth appropriately, and document both.
- IfLarger area or hidden growthThenArrange a professional assessment and remediation and allow time for it before listing.
- IfYou are unsure whether to fix or disclose and let buyers decideThenAsk your agent which path suits the market and your timeline, and get a written scope either way.
Common questions
Should the packet go out with the listing or only on request?
Agents differ on this. Some prefer to share it when a buyer asks about prior moisture or once an inspection is scheduled; others attach the summary page to disclosures. Ask your agent what fits your situation.
What if the work was done by a previous owner?
Include whatever records you received at purchase, and say plainly what you know and do not know. Gaps are better acknowledged than guessed at.
Do I need a clearance test to sell?
Not as a rule, but an independent post-remediation report often answers buyer questions faster than any other document.
General information for Highlands Ranch, not a quote or professional advice. In an emergency, call 911.