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Do Denver homes come with a home warranty?

Do I get any sort of warranty when I buy a home in Denver? It isn't a question I get too often and unfortunately, it typically only comes up after a client has bought a home and a problem arises. The best answer I can give is no, there is no warranty when you buy a home in Denver.

There is an exception to this, most brand new homes do come with a 1 year home warranty. But homes that are resale and have been previously lived in come with no warranty. Once you close on the home, you get everything in it, including any issues that may arise.

Recently I had a situation where after moving in, and trying to cool their house off in who knows how many days of 100 degree heat, my clients came to find out that their air conditioner was shot. They figured that because they had gotten an inspection of the home, they would be covered in case anything failed. I had the hard job of breaking it to them that unfortunately that is not the case. The inspection is designed to help bring to light issues but I have yet to find an inspector that will guarantee their work.

I compare it to buying a used car. You can take the car to a mechanic to get it checked out. The mechanic could give it a clean bill of health and as soon as you drive it off the lot the a/c might stop working. In that case, you would be responsible for fixing the a/c, not the mechanic and not the dealership that sold it.

So to best protect yourself from the unexpected happening, before you buy your next home it is useful to consider a few factors. Are you comfortable with an older home where there is a greater chance of problems arising? Is it worth spending the extra money to get further tests of the home done above and beyond the standard inspection? And finally, should you buy a home warranty from an outside company?

There are a number of home warranty companies out there that will provide a warranty for your home for around $300-400 a year. They cover major systems, leaks, electrical issues, etc., and most won't even inspect the home before providing the coverage. It is an extra up front expense, but if it provides that piece of mind, then for the right buyers it is certainly worth it. If you need the names of some great home warranty companies, just let me know.

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