What Arvada Home Sellers Must Disclose: Your Colorado SPD19 Guide for 2026

Colorado's Seller's Property Disclosure (SPD19) — updated with a mandatory new version effective January 1, 2026 — requires Arvada home sellers to disclose all known material defects in their property based on current actual knowledge. The form covers structural issues (foundation, roof), water intrusion history, HVAC and mechanical systems, environmental hazards (radon, asbestos, lead paint in pre-1978 homes), HOA status and pending assessments, past insurance claims, and any neighbor disputes or permit issues. Failure to disclose a known adverse material fact can expose the seller to legal liability under Colorado law.

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**By Sam Barnes | September 1, 2026**

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If you're getting ready to list your Arvada home — in Leyden Rock, West Woods, Five Parks, Whisper Creek, or Candelas — one of your first required steps is completing the Colorado Seller's Property Disclosure form (SPD19).

This is not optional. It's not just paperwork. And it's not something to rush through the night before your listing goes live.

Colorado updated the SPD19 on August 5, 2025, with mandatory use required starting January 1, 2026. The new form runs 14 pages. It's more detailed than the version many longtime sellers remember, and it covers territory that surprises even experienced homeowners.

Here's what you need to know before you sign.

## What the SPD19 Actually Is — and What It Isn't

The SPD19 is a standardized disclosure form required by the Colorado Real Estate Commission. You complete it based on your **current actual knowledge** of the property's condition. It is not a warranty, and it doesn't require you to hire an inspector before listing.

But that "current actual knowledge" standard carries real weight. If you know something is wrong — or was wrong and was repaired — you must disclose it. Courts have consistently held that sellers who leave out known defects, even after a repair, can face claims of fraudulent misrepresentation under Colorado law.

The form must also be **updated** during the transaction if you discover new material facts after delivery. That means if your basement takes on water during an August storm while you're under contract, you disclose it.

## What You're Required to Disclose

The 2026 SPD19 organizes disclosures into several major categories. Here's what Arvada sellers most commonly need to address:

**Structural and Foundation Issues**

Any foundation movement, cracking, settling, or prior repairs must be disclosed — including what was done to fix it. This is especially important in Jefferson County, where expansive clay soils can cause foundation movement even in well-built homes. If you've had a structural engineer out, disclose it. If you've had piers installed, disclose it and the repair.

**Water Intrusion and Flood History**

Any flooding, water in the basement or crawlspace, or drainage problems — and the source — must be disclosed. "The sump pump handles it" is not a defense. You disclose the history and the mitigation.

**Roof Condition**

Known roof issues, age, prior leaks, and insurance claims related to the roof all belong on the form. Jefferson County hail events are common, and buyers will often pull permit history and ask about prior claims anyway.

**HVAC, Plumbing, and Electrical**

Any known problems with heating, air conditioning, plumbing, or electrical systems must be disclosed — even if they've been repaired. You disclose both the defect and the fix.

**Environmental Hazards**

Colorado has among the highest radon levels in the country. If you've tested for radon — and many Arvada homeowners have — disclose the results and any mitigation system installed. Asbestos-containing materials in older construction (pre-1980s) must be disclosed if known. Homes built before 1978 trigger a **separate federal lead-based paint disclosure** that runs alongside the SPD19.

**HOA Status and Pending Assessments**

If your home is in Five Parks, Candelas, Whisper Creek, or another HOA-governed community, you're required to disclose any disputes with the HOA, pending special assessments, or violations you're aware of. Buyers have a 14-day HOA document review right under Colorado's Contract to Buy and Sell — but your disclosure sets the stage.

**Insurance Claims**

Any prior insurance claims on the property — roof replacements, water damage, foundation claims — must be disclosed. Your home's CLUE report is accessible to buyers through their insurance process anyway. Trying to omit this is both risky and unnecessary.

**Permits and Unpermitted Work**

If you added a bedroom in the basement, finished a garage, or converted a space without pulling a permit, that's a material fact that belongs on the form. Jefferson County requires permits for most structural, electrical, plumbing, and HVAC work. Unpermitted improvements create liability for both you and the buyer.

**Neighbor Disputes and Encroachments**

Fence line disputes, shared driveway agreements, drainage disagreements with adjacent properties — if it's something a buyer would care about, it goes on the form.

## The Mistakes That Create Liability

After nearly 1,000 closings across Jefferson County, I've seen the same disclosure mistakes come up again and again. The ones that create the most post-closing friction:

- **Disclosing the repair but not the defect.** You must disclose both. "Had a foundation crack — repaired by XYZ Engineering in 2022 with pier system" is the right approach.

- **Assuming the inspection will catch it.** The buyer's 10-business-day inspection period exists so they can verify your disclosures — not excuse you from making them. If your inspector found something during your own pre-listing inspection and you didn't disclose it, you're exposed.

- **Forgetting the HOA details.** Especially in West Arvada master-planned communities, pending assessments or HOA disputes are easy to forget because they feel separate from the physical property. They're not.

- **Not updating the form mid-transaction.** Colorado law requires you to update the SPD19 if new adverse facts come to your attention before closing. If something breaks or is discovered after delivery of the form, tell your agent immediately.

## Should You Get a Pre-Listing Inspection?

It's not required. But for most Arvada sellers in the $550K–$1.5M range, I recommend it.

A pre-listing inspection runs $650–$750 for a typical single-family home. Add a sewer scope ($150–$200) and radon test ($150) and you're at roughly $950–$1,100 total. What you get in return:

- A clear picture of what you're disclosing before the buyer's inspector finds it

- Pricing leverage — you can price for condition rather than being surprised mid-transaction

- Negotiating position — a seller who has already addressed known issues is in a stronger spot than one scrambling to respond to inspection objections during a 10-business-day window

If the inspection reveals something significant — a 20-year-old water heater, a roof at end of life, evidence of prior water intrusion — you now make an informed decision about whether to repair it before listing or disclose it and price accordingly. That's a very different situation than finding out during an active contract.

For specific guidance on which repairs are worth making before you list, see [What Repairs Are Worth Making Before Selling Your Arvada Home](https://thebarneshomegroup.com/blog/arvada-home-repairs-before-selling-2026).

## What Happens If You Don't Disclose Something?

Colorado takes non-disclosure seriously. If a buyer discovers after closing that the seller had actual knowledge of a material defect and failed to disclose it, the seller can face:

- A claim for fraudulent misrepresentation

- Damages equal to the cost to repair the defect — plus potentially more

- Demands to rescind the transaction in egregious cases

The Colorado Real Estate Commission can also take action against the listing broker if the broker knew and failed to ensure disclosure.

The practical reality: most post-closing disputes in Arvada come from things sellers assumed buyers "would figure out" — a recurring wet spot in the basement, a radon reading from years ago, a neighbor boundary issue that was "understood." Those assumptions are expensive.

Disclosure protects you as much as it informs the buyer. A thorough SPD19 creates a clear record of what you knew and disclosed at the time of sale.

## One More Thing: The New 2026 Form Requirements

The version of the SPD19 mandatory since January 1, 2026 includes an expanded scope for environmental disclosures and clearer guidance around HOA-related disclosures. It also aligns with updated Colorado Real Estate Commission rules that require brokers to obtain explicit client consent before sharing certain confidential information within their own brokerage.

Your listing agent should be walking you through the form with you — not just handing it to you to complete alone. If you're not getting that guidance, that's a problem worth addressing.

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Preparing to list your Arvada home? Start with a free home valuation at https://thebarneshomegroup.com/home-valuation or call (720) 734-6228. I'll walk you through the disclosure process, what the current Arvada market looks like in your price range, and what to expect from your first offer through closing.

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## Frequently Asked Questions

**Do I have to disclose repairs I've already made to my Arvada home?**

Yes. Colorado's SPD19 requires you to disclose both the known defect and any repairs made to address it — not just the current condition. If you had a foundation crack repaired in 2021, you disclose the crack and the repair. This protects you by creating a clear record and protects the buyer by giving them full information.

**What happens if my Arvada home has high radon levels?**

You disclose any radon test results you're aware of, along with any mitigation system installed. Colorado has naturally elevated radon levels due to geology and elevation, and many Arvada homes — particularly in 80007 — have been tested. A radon mitigation system costs $800–$2,000 to install and is a well-understood, accepted solution buyers are familiar with.

**Does my Jefferson County home need a pre-listing inspection before completing the SPD19?**

No, a pre-listing inspection is not required. However, many Arvada sellers in the $550K–$1.5M range find it valuable: it gives you accurate information to complete the SPD19, identifies issues you can address before listing, and reduces the risk of inspection-period surprises that can derail a contract.

**What's the difference between the SPD19 and the federal lead paint disclosure?**

They're separate forms. The SPD19 is Colorado's state-level seller disclosure form covering all material property conditions. If your Arvada home was built before 1978, federal law also requires a Lead-Based Paint Disclosure and an EPA-required information pamphlet — these must be provided to the buyer before the contract is signed, along with a 10-day inspection period specifically for lead hazards.

**Can I be sued after closing if I forgot to include something on the SPD19?**

If you omitted a known material fact — even unintentionally — you may face claims under Colorado law. "I forgot" is a harder defense than "I didn't know." This is why working through the form carefully with your listing agent, and updating it if new information comes to light during the transaction, is so important.

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**About Sam Barnes**

Sam Barnes is a top 2% Colorado REALTOR® with eXp Realty who has closed nearly 1,000 homes since 2004, specializing in luxury, relocation, listings, and Denver metro real estate. He serves buyers and sellers throughout Arvada, Golden, Broomfield, and the Jefferson County area.