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Next week, Conifer Podcast features Part Two with Mr. Russell Clark, Planning Manager Jeﬀerson County Planning and Zoning with the release of the draft of Jeﬀerson County’s Short-Term Rentals Regulations Part Two: Wednesday, 6/18 at 5 pm, and thereafter, each evening at 6:30 pm.

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What I’ve Learned About Why Condominiums Are Getting Harder to Finance

Four years ago on June 24, 2021, part of a 12-story condominium building in Surfside, Florida, collapsed at 1:14 a.m. killing 98 residents and injuring 11 others.

But that’s only one event that has contributed to the increasing difficulty of selling and financing the purchase of condos across America.

Primarily because of severe weather, especially hail storms in Colorado, master insurance policies have gotten more expensive and their deductibles increased dramatically. When the deductible in a master insurance policy exceeds 5% of the insured value, units within a condo association become “non-warrantable” according to Fannie Mae and Freddie Mac guidelines — and over 90% of all loans are sold to those federal agencies after closing and must therefore meet those guidelines.

home for first-time homebuyers who are less likely to have that much cash. They could also go to a “portfolio” or “non-QM” lender, but those lenders don’t typically offer the low down payments of conventional or FHA lenders.



by a single entity

Fewer than 35% of the units are the primary or second home of the unit owner (FHA only)

The HOA has inadequate reserves

Every lender has its own condo questionnaire that must be completed by the association property manager. The questionnaire addresses the numerous concern areas of the lender. The loan could be rejected if:

Master insurance deductible is over 5%

Commercial space exceeds 35%

More than 15% the unit owners are 60 or more days delinquent on HOA dues

A construction defect lawsuit is pending Less than 10% of the HOA budget is allocated to reserves

There’s a lot of deferred maintenance

FHA does a lot of this analysis for lenders and will provide a 3-year certification which lenders can rely on, but the application process is tedious and many condo associations fail to apply for or renew their certification.

That FHA lookup website is https:// entp.hud.gov/idapp/html/condlook.cfm

Here’s what the screen looked like when I searched for the Centennial condo featured with a price reduction in last week’s ad:

Sometimes it’s hard to know whether a unit is a condo or a townhome. The simple distinction is that a townhome owns the land under it, but even a standalone home could legally be a condo.

Buyers can pay cash, of course, but condos have long been considered the entry-level

More than 20-25% of the units are owned

NAR Dilutes Its Rule Against Hate Speech by Realtors

In the aftermath of George Floyd’s murder by a Minneapolis cop in May 2020, and the heated rhetoric, much of it racist, which followed, the National Association of Realtors enacted a “standard of practice” to go along with Article 10 of the NAR Code of Ethics, which bars Realtors from denying professional services based on “race, color, religion, sex, disability, familial status, national origin, sexual orientation, or gender identity.”

Inspired by demand for social change and an unprecedented number of complaints received by NAR relating to discriminatory conduct and language by Realtors, the Board approved Standard of Practice 10-5 with language that expanded Article 10 to include the prohibition against harassment and hate language generally and not just limited to a Realtor’s professional life.

SOP 10-5 was implemented by the NAR Board of Directors on Nov. 13, 2020, and read as follows: “Realtors must not use harassing speech, hate speech, epithets, or slurs

based on race, color, religion, sex, disability, familial status, national origin, sexual orientation, or gender identity.”

Here’s the new language, which no longer enforces that rule on Realtors’ communications or actions outside their business life:

“Realtors, in their capacity as real estate professionals, in association with their real estate businesses, or in their real estaterelated activities, shall not harass any person or persons based on race, color, religion, sex, disability, familial status, national origin, sexual orientation, or gender identity.” (Emphasis added.)

SOP 10-4 continues as follows:

“As used in this Code of Ethics, harassment is unwelcome behavior directed at an individual or group based on one or more of the above protected characteristics where the purpose or effect of the behavior is to create a hostile, abusive, or intimidating environment which adversely affects their ability to access equal professional services or employment opportunity.”

The search showed that this condo is approved by FHA for the 3-year period beginning July 24, 2023.

Although regulators have determined that the buyer’s agent, not the listing agent, is obligated to check whether a condo is FHAapproved, a responsible listing agent should, in my opinion, do the simple search described above and not list “FHA” as acceptable financing if the community is described as “rejected” or “expired” on that website.

Even if the website shows the association as approved, the lender will still require the long-form questionnaire from the association and study the budget, declarations, bylaws and more before approving a loan, so the lender should request those documents as soon as possible after the buyer goes under contract — certainly within a week.

The legal description can sometimes mislead a lender, broker or buyer as to whether they’re dealing with a condo or a townhome. Typically, the legal description should refer to a “condo declaration” and not have a “block and lot” description that is more appropriate to a parcel that includes land. Some legal descriptions which include the word “condo” are in fact townhomes, and vice versa. The title company can quickly research the full legal description and answer that question, which becomes critical to obtaining loan approval. Another clue would be if the association is on the FHA condo lookup database.

Back to the subject of insurance coverage and deductibles, a buyer who purchases a condo as a primary resident or second home should get an HO-6 “walls-in” condo insurance policy which includes a “loss assessment” endorsement, which would pay for the deductible which is assessed to each unit owner as the result of a hail or other claim. The annual cost of such a policy is far less than the insurance policy for a single-family home and can save you up to a 5-figure special assessment from the condo association.

If the master policy does not include roof, exterior, etc., the unit owner should purchase a more expensive HO-3 policy instead of the HO-6 policy.

FHA is favored because of its low downpayment requirement — as little as 3.5% — but with a higher down payment it’s possible the lender will only require a “streamline” review, which is quicker and less expensive. That requires a minimum 10% down payment for a primary residence and 25% for a second home.

It’s important for a buyer to hire an agent experienced in condo purchases and who can refer you to the best lender.

$560,000

This updated, 4-bedroom/2-bath, 1,586-squarefoot tri-level home at 6337 W. 68th Place is in a quiet, established neighborhood. Each level has been thoughtfully renovated. The vaulted main level has new luxury vinyl plank floors, and there’s new paint throughout. The galley kitchen has new cabinets, complemented by white appliances. The upper level has 3 bedrooms with new carpet and an updated full bathroom. The lower level has a spacious family room with a brick fireplace and above-grade windows. There is a 4th bedroom, laundry, and updated 3/4 bathroom on that level. The windows and siding were replaced in 2018, and a new roof was installed last month. A narrated video tour is posted at www. GRElistings.com. Call Kathy at 303-990-7428 to request a private showing.

LIFESTYLES

AN ADVERTISING SECTION OF COLORADO COMMUNITY MEDIA

| VOL. 17 ISSUE 6 • JUNE 2025

FEATURE OF THE MONTH

If you’ve driven past our showroom recently you may have noticed something: ags, ags, and more ags! We decorate our building every year to celebrate the holidays. Not the traditional holidays, but the ones that are focused on love for our country.

ese holidays are Armed Forces Day, Flag Day, Memorial Day, and Independence Day.

What the Four Spring//Summer Holidays

Mean

Armed Forces Day, May 17, 2025 (third Saturday of May)

Armed Forces Day honors and expresses gratitude to the men and women currently serving in all branches of the United States armed forces.

Ronald Reagan said in 1988, “You may have heard me say before that one of the things I like most about my job as President is visiting and talking with our young men and women in uniform. I’ve met them all over the world … And everywhere, I’ve seen that their commanders are right: ey’re the best we’ve ever had. I mention this because today is Armed Forces Day. Yes, this is the day for all of us to salute the soldiers, sailors, marines, and aviators who stand sentry on the frontiers of freedom all over the world … One last thought for Armed Forces Day and every day: If you see someone in uniform, would you go up, shake their hand, and thank them.”

Memorial Day, May 26, 2025 (last Monday of May)

Memorial Day honors and remembers the U.S. military personnel who died while serving in the United States Armed Forces. A visit to any national cemetery is an incredibly powerful experience. Even more so at Arlington National Cemetery, where the verdant rolling hills of Virginia are the nal resting place for over 400,000 men and women and rows upon rows of graves stretch as far as the eye can see as a somber reminder that freedom isn’t free.

Memorial Day sometimes seems like just a good weekend to buy a mattress but, it’s really a time to remember that freedom isn’t free.

Some notable thoughts about these holidays include:

“ e willingness of some to give their lives so that others might live never fails to evoke in us a sense of wonder and mystery. One gets that feeling here on this hallowed ground. And I have known that same poignant feeling as I looked out across the rows of white crosses and stars of David in Europe, in the Philippines and the military cemeteries here in our own land. Each one marks the resting place of an American

From Page 5

hero.” — Ronald Reagan, May 31, 1982.

“My fellow Americans, on this Memorial Day, let us commit ourselves to a future worthy of their sacri ce.” — Bill Clinton, May 25, 1998.

“ e day will come when no one is le who knew them. When no visitor to this cemetery can stand before a grave remembering a face and a voice. e day will never come when America forgets them. Our nation and the world will always remember what they did here, what they gave here, for the future of humanity.” — George W. Bush, May 27, 2002.

“Our nation owes a debt to its fallen heroes that we can never fully repay, but we can honor their sacri ce, and we must.” — Barack Obama, May 30, 2011.

“ is is the mission of our time. Our

memorial to them must not be just the day when we pause and pray. It must be a daily commitment to act, to come together, to be worthy of the price that was paid.” — Joe Biden, May 30, 2022.

“ e cost was everything to them and to their families. Our debt to them is eternal, and it does not diminish with time. It only grows and grows and grows with each passing year,” Donald Trump, May 26, 2025

“Memorial Day is not a happy day. Memorial Day is not for those who served and came home. It’s for those who served and didn’t.” — VP J.D. Vance, 2025

Flag Day, June 14, 2025

Flag Day commemorates the adoption of the rst national ag by the Continental Congress on June 14, 1777. Flag Day is a day to honor what the U.S. ag represents: independence, unity, and American ideals. is year on Flag Day, we also celebrate the 250th anniversary of the forming of the United States Army.

In 1917, Woodrow Wilson said, “We meet to celebrate Flag Day because this ag which we honour and under which we serve is the emblem of our unity, our power, our thought and purpose as a nation.”

Independence Day, July 4, 2025

Independence Day commemorates the adoption of the Declaration of Independence by the Continental Congress on July 4, 1776. It marks the birth of the United States as an independent nation. e holiday symbolizes the American ideals of freedom, independence, and patriotism.

Here’s what some notable patriots and politicians had to say about our freedom:

“We the People of the United States, in Order to form a more perfect Union, establish Justice, insure domestic Tranquility, provide for the common defense, promote the general Welfare,

Please see SERVICE, Page 10

When It Comes to Interests Rates… Mortgage Loan O cer Grant Brewster

Has Your ‘Best Interests’ at Heart

By Jo Ann M. Colton Special to Lifestyles

Grant Brewster, a Colorado Foothills native and mortgage broker with Edge Home Finance Corporation, has over 30 years of experience helping clients navigate the mortgage process. As an independent broker, not a bank employee or a liate, Grant has access to a broad network of lenders and loan products that might suit a variety of borrowers’ needs, including Conventional, FHA, VA, USDA, second and/or home equity loans.

Whether you are buying a house or making home improvements, Grant Brewster knows the world of loan nancing can be di cult to understand. With thirty-plus years proven experience in the industry, Grant Brewster is an intermedi-

Unlike a bank, a mortgage broker represents YOU, the customer, not the lender.

ary who helps his clients explore competitive loan packages and loan term options. He recognizes the importance of obtaining the right loan nancing that will meet your goals so you and your family can continue your journey to enjoy milestones and build memories in your “home sweet home.” Interest rates and loan options vary based on individual quali cations. Grant

listens, provides clarity when needed, and has your back when challenges arise. Located at Flow eory Coworks, 3540 Evergreen Parkway, Grant Brewster’s has your “best interests” at heart for all your home nancing needs. Contact him at (720-668-4183) or online (grant.brewster@ edgehome nance.com/www.grantbrewster. com).

ArborRx Family Tree Service Understands that Fire Mitigation MATTERS!

By Jo Ann M. Colton Special to Lifestyles

Since 2010, ArborRx Family Tree Service has served its residential/business/commercial customers in Evergreen/Conifer/ Denver, and beyond. e all-season company o ers tree/plant prescriptive treatments, wellness care and more, pest alleviation/reduction, snowplow services, storm damage repair, and re mitigation.

‘Wildﬁres

which is

mitigation matters’

Bryan Nash ArborRX Family Tree, LLC

“Wild res are a year-round threat in our Foothills, which is why re mitigation matters,” said Bryan Nash, Certi ed Fire Mitigation Specialist, member of National Fire Protection Association, and co-owner (with his wife Jennifer) of ArborRx Family Tree Service.

ArborRx Family Tree Service can deliver re mitigation services to residents and re/rescue/forest groups to harden homes/properties and create a defensible

space to enhance the safety of residents/ property and wildlife. e company’s Home Ignition Zone (HIZ) Review assesses your property’s strong points and resolves any weaknesses. e Immediate Zone represents from 0-5 feet of your home, the Intermediate Zone extends 5-30 feet past your home, and the Extended Zone stretches 30-100 feet beyond your home’s boundaries.

“We also have a tract-steer mounted masticator (similar to a woodchipper) that moves through a forest to grind/chip/or break apart into small pieces fuels such as brush, small trees, and slash,” said Bryan Nash.

For services/more information/appointments, contact ArborRx Family Tree Service (720-629-7033 or https://arborrxfamily.com) and follow them on Facebook.

How to Turn a Fireplace Renovation from To Do to Ta-Da!

We love relatively minor home renovations that pack a big punch.

We think a house isn’t a home without a re feature - including those with replaces that never get used: ugly outdated replaces, wood stoves that spew smoke like a volcano, or cold, dra y replaces. But the thought of a big renovation can mean replace projects sit on the To Do list forever.

A replace renovation can completely transform the way you enjoy your home. Here are some ideas that can be ready in time for replace season!

Boost E ciency With a Wood or Gas Stove Insert

Rejuvenate an old wood- or gas-burning replace with a new insert. It will be more stylish, much more e cient, easier to use, and safer than decades-old models! An insert uses an existing chimney so no expensive demo is required. Keep your existing tile or stonework, or update it. And yes, you can switch from wood to gas or

vice versa.

Room Upgrade: Add an Electric Fireplace Electric replaces are simple to install in almost any existing interior or exterior wall without the need for a chimney. Cozy up a dreary corner. Add luxury to a boring dining room. Boost the warmth in a cold basement. Add romance to your bedroom. Put a replace where you never thought you could!

Add Heat & Ambience Where You Want It

With a Freestanding Stove

e biggest advantage of a freestanding stove is that you can put it almost anywhere. Traditional replaces were o en installed in formal living rooms. A freestanding stove can be installed where you actually live! Gas stoves add heat in a convenient design that can be vented through the wall to expand your design possibilities. Wood stoves o er the charm of a wood re in a highly e cient package that minimizes emissions while adding

signi cant heat.

Give Your Fireplace a New Face Don’t replace a functioning replace just because it’s dated! Reface it instead. No more ugly louvers or ‘90’s brass, just a clean modern look. We can reface both wood-burning and gas-burning replaces or inserts. Let us show you the possibilities!

Combine a new face with a new surround for a very satisfying aesthetic upgrade at a fraction of the cost of a new replace! Check out the before-and-a er gallery on our website, www.mthnp.com, to see some dramatic transformations.

Transform a Wood-Burning Fireplace with a Gas Log Set

Nobody wants to gather around an unused replace, especially in winter when frigid dra s make the surrounding space unwelcoming. A gas log set consists of a detailed faux log arrangement with gas burners and decorative media. It is made to mimic a traditional wood re but with the

convenience of gas, and transforms a dra y wood replace into a cozy focal point.

Ta-Da!

ere’s incredible satisfaction in a beautiful and functional nished project. e best part? We handle everything from start to nish! Kick back with a glass of wine and enjoy someone else doing the dirty work. We’ll help you choose the best solution. We’ll handle all project planning and logistics. Our expert installation teams come ready to rock and roll (most installations are done same-day), and operate under a NO MESS GUARANTEE to minimize disruption to your home. We hope these ideas will help you turn an overwhelming To Do to a hugely satisfying Ta-Da without extensive renovations. Get inspired at our website, www. mtnhp.com, which has tons of inspiration. Stop by the showroom at 7001 Hwy 73 in Marshdale, or give our friendly experts a call at 303-679-1601!

From Page 6

and secure the Blessings of Liberty to ourselves and our Posterity, do ordain and establish this Constitution for the United States of America.” — Preamble to the U.S. Constitution

“In the truest sense, freedom cannot be bestowed; it must be achieved.” — Franklin D. Roosevelt

“ e essence of America—that which really unites us—is not ethnicity, or nationality, or religion. It is an idea—and what an idea it is: that you can come from humble circumstances and do great things. at it doesn’t matter where you came from, but where you are going.” — Condoleezza Rice

“So let freedom ring from the prodigious hilltops of New Hampshire. Let freedom ring from the mighty mountains of New York. Let freedom ring from the heightening Alleghenies of Pennsylvania! Let freedom ring from the snowcapped Rockies of Colorado! Let freedom ring from the curvaceous peaks of California! But not only that; let freedom ring from Stone Mountain of Georgia! Let freedom ring from Lookout Mountain of Tennessee! Let freedom ring from every hill and every molehill of Mississippi. From every mountainside, let freedom ring.”— Martin Luther King Jr.

“Europe was created by history. America was created by philosophy.” — Margaret atcher

Our United States

“We hold these truths to be self-evident: that all men are created equal; that they are endowed by their Creator with certain unalienable rights; that among these are life, liberty, and the pursuit of happiness.” — omas Je erson

“Let every nation know, whether it wishes us well or ill, that we shall pay any price, bear any burden, meet any hardship, support any friend, oppose any foe, to assure the survival and success of liberty.”

— John F. Kennedy

As we remember those who made this country possible, let’s come together as Americans in the spirit of unity: or community. In this incredible melting pot, in a democracy unlike any other, we must never take our freedoms for granted.

During these holidays that focus on our great nation, let’s rise above our di erences. We’re in this together. Let’s make our fallen, retired, and active servicemen and women proud.

Semper Fi!

From the dedicated men and women of Mountain Hearth & Patio

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