7 Tips and Tricks Every First-Time Colorado Homeowner Should Know

Moving into your first Colorado home is exciting – you finally have a place to call your own. But owning a home in the Denver metro area also means learning new responsibilities, from prepping for snowy winters to budgeting for upkeep. You’re not alone if it feels overwhelming at first. In fact, 87% of homeowners experience anxiety about home maintenance, worrying what might go wrong good news is there are proven ways to ease those worries. “Homeowners know preventative home maintenance is critical, but many don’t know where to begin,” says Rick McCathron, CEO of Hippo Insurance following the practical tips below, you can protect your investment, save money, and gain confidence as a new homeowner.

1. Winterize Early and Protect Your Home from the Cold

Colorado’s beautiful but harsh winters can take a toll on homes. A little prep work each fall will save you from major headaches (and repair bills) once freezing weather hits. Denver’s first freeze typically arrives by early October hard freezes can occur as late as May it’s wise to start winterizing in autumn and stay vigilant through spring.

Guard Against Freezing Pipes

Colorado homeowner facing a frozen faucet – proper winterizing helps prevent this scenario.* Extreme cold can cause water pipes to freeze and burst, resulting in costly water damage. The average insurance claim for water damage is over $11,000 preventing frozen pipes is crucial. Keep your home’s heating on at 65°F or warmer, even if you’re away, to help avoid freeze-ups. Denver Water recommends that minimum indoor temperature, as even insulated pipes can freeze in sub-zero cold. Also be sure to disconnect garden hoses and drain exterior spigots before the first freeze – a common oversight that can burst an outdoor faucet or pipe.

To further protect your plumbing, insulate any exposed pipes in crawl spaces, basements, or attics. Pipe insulation sleeves are inexpensive and easy to install (a quick weekend DIY). If a cold snap is forecast, open cabinet doors under sinks to let warm air circulate around pipes, and let faucets drip overnight. These small steps keep water moving and help prevent a freeze. As one plumbing expert cautions, “Frozen water pipes won’t deliver water to the sink, tub, or toilet”, an inconvenience you definitely want to avoid in the middle of a Colorado winter!

Prep Your Home for Snow and Ice

Winterizing is about more than just pipes. Walk around your home each fall with a checklist (internal link) and tackle a few tasks to make your house winter-ready. For example, clean your gutters and downspouts after the leaves have fallen. Clogged gutters can lead to ice dams and roof leaks once snow arrives. Inspect your roof for damaged shingles or gaps where melting snow could seep in. Caulk or weatherstrip drafty windows and doors to keep cold air out and heating bills down. In Colorado’s high-altitude sun, even winter days can be warm – take advantage by opening blinds on sunny days to let in heat, then close them at night to insulate. Don’t forget your heating system: replace your furnace filter and consider having your furnace serviced in early fall (internal link) to ensure it’s running efficiently before the first deep freeze. Safety-check your fireplace and chimney if you have one – clear out ash, make sure the flue operates, and have the chimney cleaned if it’s due. Outside, trim any dead tree branches that could snap under heavy snow and damage your house. Check up on ice melt, sand, and snow shovels before the big storms hit. A little advance prep will make those snowy Denver winter mornings much smoother. By winterizing your Colorado home, you’ll stay warmer, avoid preventable damage, and maybe even save on energy bills.

2. Budget (and Save) for Ongoing Maintenance

Owning a home comes with ongoing costs for upkeep – a surprise for many first-timers used to calling the landlord for fixes. It’s essential to budget for maintenance and set aside emergency funds so you’re prepared when things break (because eventually, they will). Skimping on maintenance now can lead to much bigger expenses later. In one survey, 45% of homeowners admitted they experienced damage they could have prevented with proactive upkeep.

A common rule of thumb is to save 1% of your home’s purchase price per year for maintenance. For a $500,000 home, that’s about $5,000 annually. In reality, costs can vary widely. A recent analysis found that in Q3 2024, the average single-family home owner spent $10,433 on maintenance over 12 months. Higher than 1%, reflecting rising costs of labor and materials. Don’t panic if that number sounds high; your mileage may vary. Newer or smaller homes may cost less, whereas older homes or those with large yards may need more. Nationwide, homeowners spent about 0.6% of their home’s value on upkeep on average (about $950 in 2019). Older homes often require closer to 0.8% or more. The key is to build room in your budget for routine items (HVAC servicing, lawn care, gutter cleaning, etc.) and also save for the inevitable “surprise” repairs.

Treat your home like the investment it is by creating a dedicated home maintenance fund. For example, you might set aside $200-$400 each month in a savings account earmarked for home costs. If that sounds steep, remember that even a minor plumbing leak or appliance failure can cost a few hundred dollars to fix. In 2024, almost half of homeowners spent over $5,000 on unexpected repairs alone. Many new homeowners underestimate these costs** – over one-third have less than $500 saved for home repairs. Ownership can be in a risky spot to be in if a major issue strikes. It’s far better to save a little each month now than to be forced to put a big repair on a high-interest credit card.

Prevent Small Issues from Becoming Big Problems

The best way to save money on home maintenance is simple: take care of small problems before they escalate. Regular upkeep can catch issues early. For instance, spending $15 on a tube of caulk to seal a window now might prevent thousands of dollars in water damage later if that window leaks. “What might be a $12 or $15 repair could turn into $15,000 or $20,000 to rebuild that wall below the window,” warns John Wessling, president of the American Society of Home Inspector. The point is that minor fixes (like replacing a few shingles, tightening a loose railing, or flushing your water heater) are relatively cheap, but ignoring them can lead to much costlier repairs (like a full roof replacement, a collapsed deck, or a burst water heater).

Make a habit of inspecting your home seasonally and keeping a to-do list of maintenance tasks. Check the exterior paint and siding, test all smoke and CO detectors, look for signs of leaks in basements or under sinks, etc. Many first-time owners find it helpful to create a home maintenance journal or binder to track what was done when (for example, roof repaired March 2025, furnace serviced Sept 2024). This helps you stay on schedule and provides documentation if you ever need to use a warranty or sell the home later. By being proactive and organized, you’ll extend the life of your home’s components and avoid that “deferred maintenance” snowball effect where neglected small issues turn into budget-busting projects. And remember, maintenance is almost always cheaper than emergency repairs or replacements. When money is tight, prioritize anything related to safety or preventing active damage (roof, plumbing, electrical) over cosmetic upgrades. It’s tempting to buy new furniture or remodel right after buying a house, but budget for the boring stuff first. As one Denver realtor advises: “Give yourself time to get used to your new budget…consider that you’ve likely depleted your savings, which you’ll need to build up again”. Spend on essentials now; the fun projects can come later once you have a solid emergency fund.

3. Make the Most of Your Home Warranty (If You Have One)

Many Colorado home buyers receive a one-year home warranty when they purchase a house, often paid for by the seller. This can be a great safety net for first-time homeowners. A home warranty is a service contract that covers repair/replacement of major appliances and systems (like your furnace, AC, plumbing, or kitchen appliances) if they break due to normal wear and tear. Essentially, it’s an insurance-like plan for things in the home that your regular homeowners insurance doesn’t cover. To maximize its value, you need to understand what’s covered, how to use it, and what your responsibilities are.

Know What’s Covered (and What’s Not)

First, read the warranty contract or coverage summary. Most standard home warranty plans cover appliances (fridge, oven, washer/dryer, etc.) and major systems (HVAC, electrical, plumbing). However, they may not cover everything in your home. For example, some basic plans exclude things like garage door openers, sprinkler systems, or specialty appliances. Know the limits and exclusions – for instance, many warranties won’t cover a system that was already in bad shape before coverage (a pre-existing condition) or they might deny a claim if the issue was caused by lack of maintenance.

Importantly, understand the costs associated with using the warranty. While the seller might have paid the premium for your first year, you as the homeowner typically pay a service fee (like a co-pay) each time you call in a claim. Service call fees usually range from $75 to $125 per incident, depending on the warranty company. The annual premium for the warranty itself, if you renew, is often around $400–$600 per year for a basic plan (comprehensive plans with more coverage or lower fees cost more). For example, one analysis found the average home warranty costs about $1,049 a year in 2024, but basic plans can be much less. Comparing these numbers will help you decide whether to renew it after the first year.

Use your warranty whenever a covered item breaks down – that’s what it’s there for. If your water heater dies or the oven stops heating, don’t hesitate to file a claim. The warranty company will send one of their approved contractors to diagnose the issue. If it’s covered, you’ll typically just pay the service fee and the warranty picks up the rest of the repair or replacement cost (up to certain limits). This can save you hundreds or thousands of dollars. Just be aware that warranties usually don’t cover routine maintenance (you can’t call them to flush your water heater or tune up the AC) and they won’t cover things like mold, structural problems, or anything outside the scope of appliances/systems. Those items are either homeowner maintenance items or issues for your home insurance.

Stay On Top of Maintenance and Warranty Claims

To get the most out of your home warranty, a little organization helps. Keep documentation of any maintenance you do on covered systems. For instance, if your warranty requires annual HVAC servicing, make sure you have receipts or records. That way if your furnace fails, you can show it was maintained (some warranty companies ask for proof of upkeep to approve certain claims). Similarly, don’t neglect simple maintenance thinking the warranty will cover it – if a claim gets denied due to obvious negligence (say, a heating system fails because you never changed the filter and it clogged), you’ll be on the hook.

When something breaks, contact the warranty company before hiring your own repair person. The warranty provider has a network of contractors and they generally won’t reimburse you if you choose an outside technician without approval. Use their claims hotline or website to open a service request as soon as you notice a problem. Prompt reporting can prevent further damage (for example, if your water heater is leaking, shut off the water and call immediately). While you wait for the service tech, take reasonable steps to mitigate damage (like turning off a leaky appliance, or using fans to dry a wet area) – but don’t try to fix covered problems yourself unless the warranty company instructs, as that could complicate the claim.

Finally, evaluate the warranty after your first year. Did you use it enough to justify the cost of renewing? Some first-time owners love the peace of mind and keep the warranty for a few years. Others may decide to self-insure by putting that $500+ annual fee into a savings fund for repairs instead. There’s no one-size-fits-all answer. If your home has older systems/appliances that are prone to issues, a warranty can absolutely pay off. If everything is brand new or recently replaced, you might not need it beyond year one. The key is to make an informed choice. Either way, that first year of coverage provided by the seller is essentially free protection, so take advantage of it whenever eligible issues arise.

4. Build a Reliable Network of Contractors and Pros

When something in your home needs work, you don’t want to be scrambling to find help after the problem strikes. It’s incredibly useful to assemble a list of trusted home service professionals before you urgently need them. Think of this as creating your own “homeowner support team” – a roster of go-to experts like a plumber, electrician, HVAC technician, handyman, etc. Having reliable pros a phone call away will save you time, stress, and possibly money (since you can get issues fixed faster, potentially preventing further damage).

Find Reputable Pros Before You Have an Emergency

Building a relationship with trusted contractors and handypeople will make home repairs much smoother. Start by asking friends, neighbors, and coworkers in your area for recommendations. Personal referrals are gold – surveys show around 67% of homeowners find their HVAC or home repair contractors via word-of-mouth or personal recommendation. In Colorado, people often turn to neighborhood Facebook groups or Nextdoor to ask for favorite local plumbers or electricians. You can also check reviews on sites like Google, Yelp, or Angi (Angie’s List) to compile a shortlist of well-rated pros nearby.

Once you have a few candidates, vet them. Ensure any contractor you hire is licensed and insured in Colorado for the work they’re doing – this is critical for your protection. For example, electricians and plumbers must be state-licensed; you can verify licenses on Colorado’s DORA (Department of Regulatory Agencies) website (internal link). It’s okay to ask a contractor for proof of insurance and any relevant certifications. Reputable pros will not be offended; they’re used to it. Also, get estimates in writing for any significant job and compare at least two or three quotes when possible. Don’t automatically go with the cheapest bid – about 33% of homeowners admit they’d consider hiring a contractor with a questionable reputation if it sa​ves them money, but that gamble can backfire badly if the work is shoddy or incomplete. It’s worth paying a bit more for someone you trust to do it right the first time.

Compile a “little black book” of home pros you feel good about. At minimum, try to have a plumber, electrician, HVAC technician, and general handyman identified. Those cover most emergencies (water leaks, power issues, heating/cooling outages) and basic fixes. If your home has specific systems, add specialists as needed – e.g. a roofer (especially with our hail-prone weather), a sewer line plumber (older Denver homes often need sewer cleanouts), or an appliance repair tech. Save their contact info in your phone and on a printed list in your kitchen or garage. When a pipe springs a leak at 10pm, you’ll be glad you can quickly call “Joe the Plumber” who your neighbor swears by, rather than frantically Googling in a panic.

Maintain Relationships and Keep Contacts Handy

Simply finding good contractors is step one – building a relationship is step two. When you hire someone and they do a good job, keep their info and use them again. Contractors are more likely to prioritize repeat customers. For instance, if you have a trusty HVAC company that services your furnace every fall, they’ll be more inclined to squeeze you in quickly if the heat goes out on a freezing January night. Some companies even offer maintenance plans that include priority service for members. While you don’t need to sign up for every plan out there, sticking with the same pro for routine maintenance can pay off.

It’s also wise to ask each pro for recommendations of other services. Home professionals often know other trustworthy folks in related trades. Your electrician might know a great roofer; your real estate agent (if you worked with one) might have a list of favorite inspectors or contractors. Leverage those networks. Another tip: keep business cards or invoices from any work done on the house. That way you remember who to call again. For quick reference, you could tape a list of emergency contacts inside a kitchen cabinet – e.g., “Water shutoff is in basement; Plumber: [Name, Phone]; Electrician: [Name, Phone]; Xcel Energy emergency: [number]” and so on.

By proactively assembling your team and staying organized, you’ll handle home repairs with far less stress. The first year in a new home is often a learning curve, but as you find pros you trust, you’ll gain confidence that any problem can be solved. Nothing beats the peace of mind of knowing exactly who to call when the unexpected happens.

5. Change Your Locks and Bolster Home Security

As soon as you take possession of your new home (ideally the same day you close), change the locks or have them rekeyed. It may not be the first task that comes to mind amidst moving boxes, but it’s a crucial step for your safety and peace of mind. You simply don’t know how many keys to the house are floating around out there – previous owners might have given spares to neighbors, relatives, contractors, or real estate agents. Retrieving all those old keys is impossible, so the only way to be sure you have sole access is to change the locks.

Secure All Entry Points First

Start with the exterior door locks. If you’re handy, you can replace lock cylinders or deadbolts yourself with basic tools, or you can hire a locksmith who can rekey the existing locks (altering them to work with a new key) or install new hardware. Rekeying is often a bit cheaper than full replacement and ensures old keys no longer work. In the Denver area, locksmith services to rekey a typical home might run about $100–$150 for a few locks – a small price for security. Be sure to change both the doorknob lock and the deadbolt on each door, or any other locks like garage entry doors. Don’t forget about any sliding doors or older windows that have keyed locks as well. Many sliding patio doors have a simple latch, but if yours has a key lock, get that rekeyed too or install a new secure latch/slide lock.

While you’re addressing locks, this is a good time to assess overall home security. Check the windows – do they all close fully and latch securely? Especially in older homes, window locks can be flimsy or painted shut. Install aftermarket window locks or dowels in the tracks for added security on sliding windows. Secure any basement window wells (common in Colorado homes) with grates or covers to prevent easy entry. If your home has an attached garage, treat the door from the garage into the house like an exterior door – it should have a strong deadbolt and you should keep it locked, since garages are a common intruder entry point.

Consider Upgrades for Peace of Mind

Once the basic locks are changed, consider modern upgrades that can further improve security and convenience. A popular option is installing smart locks or keypad deadbolts on main doors. This allows you to lock/unlock via a code or smartphone app and easily change codes if needed (for example, you can give a temporary code to a contractor or dog-sitter and later delete it). It saves fumbling with keys and provides a log of entries – some even integrate with security systems.

Speaking of which, you might also invest in a basic home security system or video doorbell. Unfortunately, package theft and break-ins are not unheard of in the metro area. In recent years Denver has ranked among the worst cities in the nation for porch pack​age theft, so a video doorbell (like Ring, Nest, etc.) can be very useful. It will alert you to anyone at your door and record video of deliveries (or attempted thefts), serving as both a deterrent and evidence if something happens. Even a simple motion-activated camera or a fake “Protected by AlarmCo” sign can add a layer of deterrence.

Colorado’s crime rates vary by neighborhood, but it’s always better to be proactive about securing your home. Check that outdoor lights are working (consider motion sensor lights for dark areas around the house) and change the keypad code on any garage door openers (many new owners forget this, but the previous owner’s code might still be programmed in). If your home is in an HOA community, see if they provide any security recommendations or services.

Bottom line: taking a weekend to upgrade your home’s locks and security right after you move in will help you sleep much better at night. It’s your house – control who has access. Once that’s done, you can focus on enjoying your new space with confidence that you’ve handled the basics of protecting it.

6. Get Familiar with Your Utilities and Home Systems

One of the first things every new homeowner should do is a “systems tour” of the house. That means learning the locations and basic operations of all the important utility shutoffs and mechanical systems. Knowing how to turn off your water, gas, or electricity in an emergency can save precious time (and prevent damage). Likewise, understanding your heating/cooling system and other utilities will help you manage them effectively and avoid high bills. Take the time to acquaint yourself with these aspects of your home – it’s less glamorous than decorating, but it’s extremely important.

Know Your Main Shutoff Valves and Breakers

Locate and label the following in your home as soon as possible:

• Water main shutoff valve – This is the valve that controls all water coming into the house. In Denver-area homes it’s often in the basement or crawl space, near where the water line enters (or sometimes in a ground-level utility closet). Make sure it’s accessible (not buried behind drywall or furniture). Test that you can turn it off. If a pipe bursts or you have a major leak, shutting off the main water valve will stop the flow and potentially save your home from flooding. Every adult in the home should know where this is and how to operate it.

• Gas shutoff – If your home has natural gas (for a furnace, stove, or water heater), find the gas meter, which is usually outside on a side of the house. There will be a main gas shutoff valve on the pipe coming out of the ground into the meter. Typically you need an adjustable wrench or a special tool to turn it 90 degrees to shut off. This is only for real emergencies like a gas leak or after an earthquake – but you should know how to do it. (If you ever smell gas or suspect a leak, you’d turn it off and call Xcel Energy’s emergency line immediately.)

• Electrical panel (breaker box) – Find your home’s breaker panel, which might be in a garage, basement, or utility area. Open it up and identify the main breaker (often a big switch that shuts down power to the whole house) and the individual circuit breakers for each part of the house. It’s a good idea to label the breakers clearly if they aren’t already (e.g., “kitchen outlets,” “bedroom 2 lights,” “AC unit,” etc.). This way, if you need to cut power to a specific circuit to work on it or if something trips, you know which breaker to flip. Also, test any GFCI outlets (those are the ones with the “test” and “reset” buttons, often found in kitchens, baths, garages) to ensure they trip and reset properly – these help prevent electrical shocks.

• Water heater and furnace switches/valves – Know how to shut off water specifically to your water heater (there should be a cold water valve on top) and how to turn off power or gas to the heater if needed. Similarly, know how to turn off your furnace or boiler – most have a power switch, and gas furnaces will have a gas shutoff valve on the gas line nearby.

Take note of any other systems unique to your home – for instance, if you have a well pump, septic system, or a sump pump for groundwater, know how those work and how to power them off/on. Teach everyone in the household these basics. You might even keep an emergency instructions sheet (internal link) handy. In a stressful situation like a burst pipe gushing water, you don’t want to be searching Google on your phone for “how to turn off water main.” Ten minutes could mean thousands of dollars in damage. Be prepared.

Manage Your Energy Usage and Utilities Wisely

Colorado offers some great opportunities to save on utilities if you understand your systems. Start with heating and cooling, which are often the biggest energy users:

Get to know your thermostat. If you have a programmable or smart thermostat, set schedules to avoid heating or cooling the house when you don’t need to. For example, turning your thermostat down just 1°F can save about 1% on your he​ating cost according to the National Energy Assistance Directors Association. Over a winter, that adds up. Many Denver homeowners program their thermostat to drop to, say, 62°F at night or when away, and come up to 68-70°F when home in the evening. Given our sunny climate, you can also leverage “free heat” from the sun – open blinds on south-facing windows during wint​er warms the house naturally, then close them at night to keep heat in.

Be aware of time-of-use electricity rates. Xcel Energy (the utility serving most of the Front Range) has moved to time-of-use pricing for residential electricity. This means power costs more during peak hours and less during off-peak. As of 2024, peak hours on weekdays are roughly 3 p.m. to 7 p.m., when rates can be significantly higher. Jennifer Gremmert of Energy Outreach Colorado notes that with rising rates, it pays to run major appliances during off-peak times – “We want people to think about using energy after 9 o’cloc​k -- like setting dishwashers or doing laundry on the weekends,” she advises. In practice, try doing your laundry or running the dishwasher early morning, late evening, or weekends when rates are lower. It can noticeably reduce your electric bill.

Examine your utility bills line by line. Rather than just groaning at the total, look at the breakdown​ she suggests this will “help you use less energy while saving money”. Your bill will show usage in kilowatt-hours (electric) or therms (gas). Track your usage month to month to see patterns. Many utilities provide comparisons to last year or to average homes in your area, which can be insightful. Also check for additional fees or programs – for example, Denver Water bills might include a charge for wastewater, stormwater, etc. Understanding these can help you decide where to conserve (e.g., if water is tier-priced, you know to cut down lawn watering in high season).

Optimize your water heater and water use. Set your water heater to a reasonable temperature (120°F is standard) to save energy and prevent scalds. If you have an older tank, consider an insulating blanket for it. In Colorado’s dry climate, you might not think about water much, but it’s a precious resource. The Denver area often has summer watering restrictions; using Xeriscape landscaping or efficient irrigation will save water (and money on your water bill). Also, check if your home’s water is hard (many parts of Colorado have moderately hard water). Hard water can cause mineral buildup in pipes and appliances. If you notice a lot of scale, you might consider a water softener or at least flushing your water heater annually to remove sediment.

Be mindful of Colorado-specific environmental factors. One often overlooked item is radon gas. Colorado is known as a high-radon state – abou​t half of all homes in Colorado have radon levels above the EPA’s safe threshold. Radon is a naturally occurring radioactive gas that can seep into homes from the soil and is the second leading cause of lung cancer over long periods. If your home inspection didn’t include a radon test, it’s wise to do one. Radon test kits are inexpensive, or you can hire a professional. If levels come back high, installing a radon mitigation system (essentially a vent pipe and fan) will safely vent the gas outside. It’s a one-time upgrade that many Colorado homeowners end up doing for peace of mind.

Finally, look into energy efficiency upgrades and rebates. The state and local utilities often have programs to incentivize insulation, high-efficiency furnaces or AC units, smart thermostats, solar panels, etc. For example, Xcel Energy offers rebates for things like improved insulation or efficient appliances. These upgrades can cut your bills and increase comfort. Even simple steps like switching to LED light bulbs and using power strips to eliminate “vampire” power draw can make a dent in electricity costs.

In short, knowledge is power – literally, when it comes to utilities. By understanding your home’s systems and monitoring your usage, you can avoid outages, respond confidently to any hiccups, and keep your utility costs as low as possible while staying comfortable year-round.

7. Learn About Property Taxes (and Prepare for Changes)

Property taxes are an often-misunderstood part of homeownership. If you were a renter before, you never directly saw this expense. Now, as a homeowner, you’ll be paying property taxes each year which fund local services like schools, roads, and fire departments. Colorado’s property tax system has some unique aspects worth knowing. Understanding how your taxes are calculated, when they’re due, and how to plan for potential increases will prevent nasty surprises down the road.

Colorado Property Tax Basics and Due Dates

Colorado generally enjoys relatively low property tax rates compared to many other states. The average effective property tax rate in Colorado is​ just 0.49% of a home’s market value, which is among the lowest in the U.S. For example, if your home is valued at $500,000, a 0.49% rate would mean roughly $2,450 per year in property taxes. By comparison, states like New Jersey or Illinois often have 1.5%–2% rates (which would be $7,500–$10,000 on that same home). This low rate is partly due to laws that have historically limited residential assessment rates in Colorado.

That said, your actual tax bill will vary by county and city because it depends on local mill levies (tax rates) and the assessed value of your property. In Colorado, properties are reappraised every two years (odd-numbered years) by the county assessor. The assessor determines an assessed value, which for residential property is an estimate of market value multiplied by the an assessment rate, currently 6.765% in 2023, dropping to 6.7% in 2025 due to recent legislation. This assessed value is then multiplied by the combined mill levy (the tax rate set by your county, city, school district, etc.) to get your tax amount. You don’t need to calculate all this yourself, but it’s useful to know that if your home’s market value jumps, your taxes will likely go up, albeit at that reduced assessment fraction.

When and how do you actually pay? Property taxes in Colorado are paid in arrears (meaning you pay 2024’s tax in 2025, for example). If you have a mortgage, your lender likely collects an escrow each month for taxes and pays the county on your behalf. If not, you’ll pay the county treasurer directly. There are two payment options:

• Pay in two halves: First half due by the last day of February, and second half by June 15 each year.

• Pay in full: One lump sum due by April 30 each year.

As an example, for 2024 taxes on your home, half would be due Feb 29, 2025 and the rest June 15, 2025 (or all by April 30, 2025). Mark these on your calendar. If you escrow through your lender, they handle it – but still review your annual escrow statements to see if adjustments are needed. If taxes go up and your escrow was short, your mortgage payment might increase to make up the difference.

One more tip: check if you qualify for any tax relief programs. Colorado has a Senior Homestead Exemption for homeowners over 65 who’ve lived in their home 10+ years, which can exempt 50% of the first $200K of value from taxes (saving a few hundred dollars). There’s also a Disabled Veteran exemption. As a first-time buyer you likely won’t qualify yet, but keep these in mind for the future or for family members.

Plan for Changing Tax Bills (and How to Appeal if Needed)

Your property tax bill isn’t static – it can change year to year, especially if your home value is rising. In the Denver metro, many homeowners saw substantial increases in assessed values in 2023 after the red-hot market of 2020-2022. For instance, between 2022 and 2023, the median tax bill jumped by $1,113 in Douglas County, $660 in Boulder County, and $444 in Arapahoe County. Colorado passed temporary measures to soften the blow (and voters weighed in on tax relief propositions), you should still be prepared for the possibility that your taxes may climb if your area’s home prices climb.

As a new homeowner, if you bought your house for significantly more than its previous assessed value, you might see a noticeable uptick at the next reassessment. Plan ahead by factoring a bit of cushion into your budget for tax increases. For example, if your current escrow for taxes is $200/month, don’t be shocked if it becomes $250/month after reappraisal. This can happen because assessors adjust to market values. The good news is Colorado’s low assessment rate (around 6-7%) buffers it, but double-digit percentage jumps in tax bills have occurred in recent cycles due to soaring values.

The silver lining: you have the right to appeal if you believe your assessed value is too high. In Colorado, the assessment notice arrives around May 1 of reappraisal years. If it seems out of line with reality (e.g., significantly higher than similar homes), you can file a protest with your County Assessor by early June. Colorado law requires county assessors to hear objections to valuations from May 2 through June 8 each year. Deadlines can vary slightly by year or county, but it’s always within this window). To appeal, you’ll submit evidence (recent sales of comparable properties, or point out errors in the assessment) either online, by mail, or in person. The assessor will review and respond, typically by end of June. 

If you’re not satisfied with the assessor’s decision, you can further appeal to the County Board of Equalization (usually by July 15), and your case can be assigned to an arbitrator or even district court. Most homeowners don’t need to go that far, but it’s good to know the process. The key point is: open your assessment notice promptly (it’s not junk mail!) and act within the protest period if something seems off. Plenty of homeowners successfully get reductions – sometimes the assessor does make mistakes or isn’t aware of a condition that lowered your home’s value.

Also, keep in mind that if you significantly improved the property (say you finished a basement or built an addition), that can raise your assessed value outside of the normal cycle. But routine maintenance (fixing a roof, updating an old kitchen) typically doesn’t increase assessed value in Colorado.

In summary, property taxes are a fact of life for homeowners, but they’re relatively reasonable in Colorado. As long as you budget for them and keep an eye on your assessment, you’ll avoid surprises. Many lenders do an escrow analysis yearly and will adjust your mortgage payments if taxes increase – be prepared for that adjustment. And if you pay on your own, set aside money monthly so you’re not scrambling at payment time. With a little planning, you’ll handle property taxes like a pro.

📝 Frequently Asked Questions (FAQs)

Q1: How much should I budget for home maintenance each year?
There’s no perfect number, but a common guideline is to save 1% of your home’s value per year for maintenance. For a $400,000 home, that’s $4,000 annually (about $333). Home experts suggest even 2-4% in older homes. Recent data shows homeowners spent around $3,000 on maintenance​ or on emergency repairs on average in a year. So, aiming for $5,000–$6,000 a year is prudent if you can manage it. At minimum, try to have a home emergency fund of $10,000 for surprise repairs (e.g. furnace replacement or a new roof deductible). If that sounds high, start with what you can – even $200 a month in a savings account adds up. The key is to consistently set aside money so that when something breaks, you’re financially ready. Remember, skipping maintenance often costs more later. It’s better to budget for an HVAC tune-up now than a full AC replacement in July.

Q2: When should I start winterizing my Colorado home?
Begin winter prep in the fall (September or early October) – before Denver’s first freeze, which on ave​rage occurs in early October. Don’t wait until the first snowstorm is forecast! By mid-fall, you should disconnect hoses, blow out sprinkler lines (if you have irrigation), seal up drafty windows, service your furnace, and do other winterization tasks. Aim to have major outdoor tasks (gutters cleaned, hoses drained, exterior faucets covered) done by Halloween. Colorado weather can be fickle – we often get a hard freeze or even snow in October. Try not to de-winterize too early in spring. Freezes can occur as late as May in the Front Range. Many locals wait until after Mother’s Day to turn on sprinklers or plant annuals. Basically, winterize early and de-winterize late. And during winter, be vigilant during cold snaps (open cabinets, drip faucets, etc.) even if it’s March or April. Mother Nature doesn’t follow the calendar here!

Q3: Is a home warranty really worth it for first-time homeowners?
It can be, depending on your situation. If the seller provided a home warranty for your first year, definitely take advantage of it – it’s essentially free coverage for you (aside from service call fees). Many first-timers find it gives p​eace of mind that if, say, the water heater fails or the fridge dies, they won’t face a huge bill. After that first year, you’ll have to decide whether to renew and pay the premium yourself. Ask these questions: How old are my appliances and systems? Am I comfortable paying for repairs out of pocket? Home warranties typically cost $400–$600/year for a basic plan (about $50 a month) and around $75-$100 per service call. If one major repair happens (a $1,200 furnace part or a $800 fridge fix), it more than pays for itself. But if your home is newer or everything was replaced recently, you might never use the warranty in a given year. Also, warranties have limitations – they won’t cover pre-existing problems or anything caused by lack of maintenance, and they won’t cover items not listed in the plan. Some folks prefer to take the money that would go to a warranty and put it into a savings fund for repairs. Tip: If you do keep a warranty, read the fine print and follow their maintenance requirements (e.g. annual HVAC servicing) so that your claims are approved. In short, a home warranty is worth it if you’d lose sleep worrying about big repair costs, or if your inspection showed some aging systems. If you’re handy or have a solid emergency fund, you might skip it.

Q4: What are some ways to lower my utility bills in Colorado?
Great question! Energy costs can​ vary greatly, but a few tweaks can yield savings:

• Use a programmable or smart thermostat. Don’t heat an empty house – set schedules to lower the heat when you’re at work or overnight. As a rule, each 1° you lower the thermostat can save ~1% on heating costs. The same can be true in the reverse with AC (let it go warmer when you’re out).

• Shift electricity use to off-peak times. Xcel Energy’s time-of-use rates make power pricier 3–7 p.m. on weekdays. Run dishwashers, laundry, and other heavy electric appliances in the early morning, late evening or on weekends. Also avoid charging electric cars during peak hours if you have one.

• Seal and insulate. Check for drafts around windows, doors, and in attics. Use weatherstripping or caulk to seal leaks. Proper insulation in the attic is huge for keeping heat in (and summer heat out). Denver’s climate is dry but can be very cold – a well-insulated house will use a lot less energy.

• Use natural solar gain. Open blinds/curtains on sunny winter days to let warmth in (Colorado gets abundant sun even in winter). Then close them at night to insulate. Conversely, in summer, use blinds to block midday sun and reduce AC load.

• Upgrade to efficient fixtures. LEDs for lighting can use 75% less energy than old incandescent bulbs. Low-flow showerheads and toilet upgrades can cut water use (helpful if you’re on Denver Water which has tiered rates). Efficient appliances (Energy Star) will save electricity long term – something to consider if you need to replace an aging fridge or washer.

• Mind the thermostat on your water heater – 120°F is usually sufficient for hot water needs and every degree higher wastes energy. Also consider insulating your water heater tank and the first few feet of hot water pipes.

• Leverage rebates: Check Xcel’s website or EnergySmart programs – there are often rebates for smart thermostats, insulation upgrades, high-efficiency furnaces or AC units, etc. These can offset the upfront cost and lower your bills thereafter.

• Water wisely: If you have a lawn, water in early morning or late evening to reduce evaporation. Follow any city watering schedules – overwatering not only wastes water but can lead to a surprisingly high water bill during summer. Many Colorado cities charge more per gallon once you exceed a certain usage, so conservation saves money.

Little habits help too – turn off lights when not needed, don’t leave electronics on, and maybe air-dry clothes occasionally. Over a year, these efforts can trim a noticeable amount from your bills. And importantly, monitor your usage on your utility bills or online portal. If you see a sudden spike, investigate why (maybe an appliance is malfunctioning or a toilet is running). Being proactive can catch issues before they rack up costs.

Q5: How do I find reliable contractors or handypeople for home repairs?
Finding someone you trust is half the battle with home repairs. Here are some strategies:

• Ask for referrals. Neighbors, friends, and coworkers in the area are often the best source. If you know someone who’s a long-time homeowner nearby, ask who they use for plumbing, electric, etc. As noted, ~67% of people find contractors via word-of-mouth – it’s a tried-and-true method.

• Leverage local online communities. Apps like Nextdoor or local Facebook groups (e.g. “Denver Homeowners Network”) often have threads on “Looking for a good plumber in [Neighborhood].” You can search past posts or ask for recommendations. Just be prepared to filter through and always double-check the recs (one person’s great experience might be another’s average).

• Check reviews and credentials. Look up the business on Google Reviews, Yelp, or Angi. Consistently high ratings and positive comments about reliability are good signs. Also verify they are licensed for the trade (for example, electricians and plumbers should have Colorado licenses). You can often find license info on the Colorado DORA website. Check the Better Business Bureau for any major complaints.

• Get multiple quotes for bigger jobs. For anything substantial (a roof replacement, remodeling work, etc.), get at least 2-3 estimates. This not only gives you price comparisons but also lets you judge professionalism. Are they on time? Do they provide the estimate in writing and answer your questions? The cheapest quote isn’t always best – weigh the contractor’s communication and reputation too.

• Start with a small job. If you’re trying out a new handyman or contractor, give them a small project first and see how it goes. For instance, have an electrician replace a couple light fixtures or a handyman fix a door and evaluate the quality. If it’s good, you can feel more confident hiring them for bigger tasks.

• Avoid red flags. Be wary of contractors who demand large payments upfront (a reasonable down payment is fine, but not the whole cost), those without any references, or anyone who gives you a very vague estimate or won’t put things in writing. Also, if a contractor is extremely pushy about finding lots of “problems” that need fixing ASAP, get a second opinion.

• Keep a list of go-to pros. Once you find someone good – hang onto them! Save their contact and use them for routine maintenance to build a rapport. As mentioned in the article, having a dependable plumber, HVAC tech, etc. that knows you can lead to faster service in emergencies.

Over time, you​ can make your own Rolodex of “home heroes.” It does take a bit of effort the first time you need each type of service, but after a year or two you should have a short list of favorites. Also, don’t forget your real estate agent (if you had a buyer’s agent) – many agents keep lists of recommended contractors for their clients. It’s worth asking them if you’re stuck.

Q6: Can I appeal my property tax assessment if I think it’s too high?
Yes. In Colorado you absolutely have the right to appeal your property’s assessed value. Here’s how it works:

• Assessment notices come out by May 1 in reappraisal years (2023, 2025, etc.). The notice will show your old value, your new proposed value, and an estimate of taxes. If the new value seems off (too high compared to market value, or higher than similar homes), you can file a protest with the County Assessor’s office typically between May 1 and June 8. (Each county’s exact deadline may differ by a day or two; the notice will state it.)

• File the protest in writing, online, or in person. You’ll need to provide a reason. Good evidence includes recent sales data of comparable homes that sold for less than your assessed value, or notes on condition issues (e.g., “Home is assessed like it’s fully updated, but it has an original 1970s kitchen and an old roof”). Basically, you’re arguing the assessor’s market value is too high. Many counties have an online portal where you can do this and even see the sales they used in analysis.

• The assessor will review appeals during May and send you a decision by end of June. They might agree and lower the value, or deny the appeal.

• If denied or if you still disagree, you can appeal to the County Board of Equalization (CBOE) by July 15. The CBOE is an independent body that reviews disputes in July. Often you can present your case in a brief hearing (some are even by phone or Zoom).

• If that fails, further appeal can go to the state Board of Assessment Appeals or even court, but that’s less common for homeowners due to the effort involved. Most issues are resolved at the county level.

Appealing is worthwhile if you have a solid case. It’s not uncommon – in big reappraisal years like 2023, thousands of homeowners filed protests in each county. Many got reductions. Keep in mind you’re contesting the assessed value, not the tax rate. You can’t argue “taxes are too high” as a reason – it has to be that the value placed on your home is inaccurate. If your appeal is successful, it will lower your tax bill for that cycle (and future cycles until next reappraisal, unless there are interim adjustments).

Also note, if you recently purchased your home, that sale price is strong evidence of market value. Assessors often look at it – if they assessed you much higher than what you paid (adjusted for the valuation date), definitely appeal and point that out. Conversely, if you got a screaming deal and the assessment is lower than what you paid, you might leave it be (lower taxes for you!). Appeals can go up or down, but they won’t raise your value at CBOE beyond initial, so don’t fear retaliation for appealing.

One more tip: Colorado provides some tax relief programs. If you’re a senior or disabled veteran (with 100% service disability), look into the exemptions which can cut your taxes if you qualify. And if you ever struggle to pay, Colorado law offers delinquency payment plans and in some cases, counties have rebate programs for low-income seniors/disabled. Stay in communication with the Treasurer if there’s an issue – never just ignore a tax bill, as property tax liens can eventually lead to foreclosure. But those are worst-case scenarios; most new homeowners handle taxes just fine with a bit of budgeting and awareness.

Overall, be informed and proactive about your property taxes, and you’ll avoid any unpleasant surprises. Appealing is a normal part of the process if needed – it’s your right as a homeowner.