Colorado Springs FSBO Disclosure Requirements — The Colorado SPD (2026)
Colorado's Seller Property Disclosure (SPD) is one of the most comprehensive seller disclosure forms in the US. For Colorado Springs sellers, wildfire damage history (Waldo Canyon Fire 2012, Black Forest Fire 2013), radon disclosure, VA loan readiness for military buyer pool, and proximity to military installation noise zones are the dominant local issues.
Colorado SPD Framework
The Colorado Seller Property Disclosure is published by the Colorado Real Estate Commission. It is not legally mandated (Colorado is a caveat emptor state by tradition) but is standard in all Colorado contracts. Colorado SPD covers:
Waldo Canyon and Black Forest Fire Disclosure
Two major wildfires have permanently shaped Colorado Springs' real estate disclosure landscape:
2012 Waldo Canyon Fire: June 2012, driven by record heat and wind. Destroyed 347 homes in the Mountain Shadows neighborhood and other areas of northwest Colorado Springs. The fire was visible from downtown and caused the evacuation of approximately 32,000 residents.
2013 Black Forest Fire: June 2013, Black Forest area (northeast El Paso County). Destroyed approximately 500 homes — the most destructive fire in Colorado history at the time. Black Forest is a residential community of pine-covered 5-acre lots.
If your property was damaged in either fire or any other wildfire event:
Even if undamaged, properties in WUI zones near these fire areas should note their wildfire zone status.
Radon in El Paso County
Colorado and especially the Front Range metro areas (Denver, Colorado Springs) have elevated radon. El Paso County is in Colorado's higher-risk radon zone. The Colorado SPD specifically asks about radon testing.
Disclose any testing results. Colorado buyers expect radon discussion — most request testing as a contract contingency. Mitigation systems ($800–$2,000) in Colorado Springs are effective and widely available.
VA Loan Readiness for Military Buyers
Colorado Springs has the highest concentration of VA-eligible buyers of any major Colorado market. VA-specific disclosure preparation:
MPR compliance (Minimum Property Requirements):
VA Escape Clause: VA buyers can walk from the contract if VA appraisal comes in below contract price. Price based on strong comparables to minimize this risk.
Proximity to Military Installations
Peterson Space Force Base (east Colorado Springs), Fort Carson (south Colorado Springs), and the Air Force Academy (north Colorado Springs) create operational activity affecting adjacent communities.
The Colorado SPD asks about airport noise. If your property is near Peterson's flight operations or under Fort Carson's aviation corridors, note it.
Colorado No Transfer Tax
Colorado has no state real estate transfer tax. Sellers file a Real Property Transfer Declaration (TD-1000) for statistical purposes but pay no tax.