Trusted Local Experts Across Northern Colorado
Who you need, when you need them, and what to ask before you hire. Referrals available on request for every category below.
- Referrals shared directly, never sold
- No compensation received for any referral
- Local professionals across Boulder County and Northern Colorado
- What to ask before you hire, for every category
Referrals shared directly, not published as a paid directory
Plenty of agent websites publish a vendor page where placement was purchased. This is not that. Brandon shares referrals one on one, based on how a professional has actually performed for clients, and receives no compensation of any kind for sending you to them. If someone stops performing, they stop being referred.
The content below stands on its own whether you ask for a referral or not. Each category explains what that professional does in a transaction, when in the timeline you need them, exactly what to ask before hiring, what a reasonable scope looks like, and the warning signs worth walking away from.
Home Inspectors
A general inspector evaluates the condition of the structure and its systems, then documents what they find with photographs and severity notes. Specialty inspectors go deeper on one system: a sewer scope runs a camera through the main line, a radon test measures levels over a multi-day window, and a structural engineer evaluates movement a general inspector can only flag.
When you need them
Immediately after going under contract. Inspection deadlines in Colorado contracts are short, and specialty appointments book out further than general ones.
What to ask before hiring
- How many inspections have you performed, and are you full time in this work
- Do you walk the roof and enter the crawl space, or inspect from the ground and the hatch
- How long will you be at the property for a home this size
- When will I receive the report, and will you walk me through it
- Do you carry errors and omissions coverage
A reasonable scope
A general inspection on a typical single-family home takes two to four hours and produces a report within about a day. Expect roof, structure, exterior, plumbing, electrical, heating and cooling, insulation, and interior. Sewer scope and radon are separate appointments with separate reports.
Red flags
- Offers to perform the repairs they recommend, which is a direct conflict of interest
- Will not enter the crawl space or attic and treats that as normal
- Delivers a checklist with no photographs and no severity ranking
- Discourages you from attending
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for home inspectors who have performed well for clients in your area.
Lenders and Mortgage Professionals
A lender qualifies you, prices the loan, orders the appraisal, and drives underwriting to a clear-to-close. The good ones also tell you early which parts of your file are fragile.
When you need them
Before you tour anything. Financing determines your price, your terms, and your negotiating strength, so it is the first call rather than the third.
What to ask before hiring
- Is my pre-approval underwritten, or is it based on stated figures
- What in my file is most likely to cause a problem later
- What loan programs fit my situation, and what are the tradeoffs between them
- Who actually processes and underwrites the file, and are they local
- What is your typical time from contract to clear-to-close
A reasonable scope
Expect a documented pre-approval, a written loan estimate showing rate and total costs, and a named contact who answers the phone during a contract. You should receive a clear list of conditions and a realistic timeline.
Red flags
- Quotes a rate without discussing points, credit, or lock period
- Cannot explain why one program was recommended over another
- Goes quiet during underwriting and only resurfaces at deadlines
- Pressures you to skip comparing an outside quote
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for lenders and mortgage professionals who have performed well for clients in your area.
Title and Closing
The title company researches ownership history, resolves liens and easements, issues title insurance, holds earnest money, prepares the settlement statement, and conducts the closing.
When you need them
Selected at contract, active throughout, central in the final two weeks.
What to ask before hiring
- When will I receive the title commitment, and will someone explain the exceptions
- How do you handle wire fraud prevention and verification
- Can I review the settlement statement more than a day before closing
- Do you offer mobile or remote closing if my schedule requires it
A reasonable scope
A title commitment early in the contract, clear communication about any clouds on title, and a settlement statement you have time to read. Closing itself typically runs under an hour.
Red flags
- Sends wire instructions by email without a verbal verification process
- Produces the settlement statement at the closing table for the first time
- Cannot answer questions about a recorded easement or an unresolved lien
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for title and closing who have performed well for clients in your area.
General Contractors and Handymen
A general contractor manages multi-trade projects, pulls permits, and carries responsibility for the work. A handyman handles smaller single-trade tasks without permit involvement.
When you need them
Before listing for seller prep, or after closing for improvement work. Estimates during an inspection period are useful for negotiation even when the work happens later.
What to ask before hiring
- Are you licensed where required, insured, and bonded, and may I see certificates
- Will you pull permits for this scope, or are you asking me to
- What is the payment schedule, and what is the deposit
- Who is on site daily, and who do I call when something is wrong
- May I speak with two clients from the last six months
A reasonable scope
A written scope with materials specified, a start and finish window, a change order process in writing, and a lien waiver at completion. Deposits above roughly a third of the project cost deserve scrutiny.
Red flags
- Cash only, or a large deposit demanded before any materials are ordered
- No written scope, just a number
- Says a permit is unnecessary for work that clearly requires one
- Cannot produce a current insurance certificate
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for general contractors and handymen who have performed well for clients in your area.
Roofers
Roofers evaluate, repair, and replace roofing systems, and along the Front Range they also navigate hail insurance claims constantly.
When you need them
During the inspection period if age or hail damage is suspected, and after any significant storm.
What to ask before hiring
- Are you local and will you still be reachable in five years for warranty work
- What is covered by the manufacturer warranty versus your labor warranty
- How do you handle the insurance claim process and supplements
- Will you replace decking and flashing as needed, or only shingles
A reasonable scope
A written assessment with photographs, a scope naming the material and underlayment, and both warranties in writing. Insurance-driven replacements should include documentation you keep.
Red flags
- Storm-chasing crews with out-of-state plates and no local address
- Offers to cover your deductible, which is not legal in Colorado
- Asks you to sign a contingency agreement before you understand it
- Pressure to decide the same day
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for roofers who have performed well for clients in your area.
HVAC and Plumbing
These trades service and replace furnaces, air conditioning, water heaters, boilers, supply lines, and drains. They also produce the second opinion when an inspection report flags a system near end of life.
When you need them
During the inspection period for evaluation and bids, and immediately when a system fails.
What to ask before hiring
- Can you evaluate remaining life rather than only quoting a replacement
- Is the quote for like-for-like, or an upgrade in capacity or efficiency
- Does the price include permit, disposal, and any code-required updates
- What does the labor warranty cover and for how long
A reasonable scope
A written diagnosis, a repair-versus-replace comparison with numbers, and a quote that names equipment models. Emergency work should still produce paperwork.
Red flags
- Recommends full replacement without diagnosing the failure
- Quotes verbally and will not put the scope in writing
- Cannot explain what the permit covers on a system replacement
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for hvac and plumbing who have performed well for clients in your area.
Electricians
Electricians handle panel work, circuit additions, aluminum wiring remediation, grounding corrections, and the code items inspections frequently surface in older homes.
When you need them
During the inspection period for bids on flagged items, and before any renovation that adds load.
What to ask before hiring
- Are you a licensed master or journeyman, and who signs the permit
- Is this a code violation, a safety hazard, or a modern preference
- Will you provide a written scope that references the inspection findings
A reasonable scope
A permit where required, a written scope tied to specific findings, and a final inspection sign-off you receive a copy of.
Red flags
- Works on a panel without a permit in a jurisdiction that requires one
- Cannot distinguish between a hazard and a preference
- Quotes a panel replacement without looking at the service entrance
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for electricians who have performed well for clients in your area.
Landscapers and Irrigation
Landscape and irrigation contractors handle grading, drainage, planting, sprinkler repair, backflow testing, and the water-wise conversions that matter in a semi-arid climate.
When you need them
Seller prep in the weeks before photography, and irrigation activation each spring. Drainage issues found at inspection deserve a bid during the contract.
What to ask before hiring
- Can you address grading and drainage, or only planting
- Do you test and repair backflow devices where the district requires it
- What will this planting need in water once established
- Is there a warranty on plant material
A reasonable scope
A written plan with plant names and quantities, an irrigation zone map for new systems, and a clear statement of watering requirements during establishment.
Red flags
- Proposes planting over an unresolved drainage problem
- Specifies material with high water demand without mentioning it
- No warranty on any plant material
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for landscapers and irrigation who have performed well for clients in your area.
Cleaners
Deep cleaning and move-out cleaning services prepare a home for photography and showings, and reset a purchased home before your furniture arrives.
When you need them
Two to three days before listing photography, and in the gap between closing and move-in.
What to ask before hiring
- Is this a standard clean or a deep clean, and what is the difference in your scope
- Do you clean interior windows, baseboards, inside cabinets, and appliance interiors
- How many cleaners and how many hours are budgeted
- Are you insured for damage
A reasonable scope
A written checklist by room, a realistic hour estimate, and a walkthrough at completion. A deep clean on a listing takes far longer than a routine service visit.
Red flags
- Quotes a flat price without seeing the home or asking its size
- No damage insurance
- Cannot commit to a date inside your photography window
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for cleaners who have performed well for clients in your area.
Painters
Interior and exterior painters deliver the single highest-return preparation item on most listings, and handle the exterior condition that certain loan programs require to be sound.
When you need them
Interior work two to three weeks before listing. Exterior work is weather dependent, so plan earlier than feels necessary.
What to ask before hiring
- How many coats, and what preparation is included
- What product and sheen are you specifying, and why
- Who repairs drywall and caulking, you or someone else
- How long is the labor warranty
A reasonable scope
Written prep steps, named products, a coat count, and a punch list walkthrough. Exterior work should include scraping, priming bare wood, and caulking.
Red flags
- One coat over a color change and calls it finished
- No surface preparation listed in the scope
- Will not specify the product line
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for painters who have performed well for clients in your area.
Stagers
Stagers edit and arrange a home so buyers read the space correctly, either by working with your furniture or by bringing inventory into a vacant property.
When you need them
After repairs and painting, immediately before photography.
What to ask before hiring
- Do you offer a consultation using my own furniture, or full inventory staging
- What is the minimum rental term and what happens if the home takes longer to sell
- Which rooms do you recommend staging, and which can be left alone
- Who moves and stores my existing furniture
A reasonable scope
A room-by-room plan, a written inventory list for rented pieces, install and removal dates, and clear rental terms. Many sellers only need a consultation plus editing.
Red flags
- Recommends staging every room regardless of the home
- Rental terms that auto-renew without notice
- No plan for removal after closing
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for stagers who have performed well for clients in your area.
Photographers
Real estate photographers produce the images, floor plans, drone views, and video that determine whether buyers click through to your listing at all.
When you need them
After staging and cleaning, before the listing goes live. Book at least a week ahead.
What to ask before hiring
- What is included: stills, floor plan, drone, video, twilight
- How many final images will I receive and at what resolution
- What is your turnaround time
- Are you licensed for drone work
- Who owns the images and how may they be used
A reasonable scope
A defined deliverable count, next-day or two-day turnaround, and licensing that permits the marketing use your listing needs. Drone work requires proper certification.
Red flags
- Heavy editing that misrepresents the property
- Turnaround longer than the launch window
- No drone certification while advertising aerial photography
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for photographers who have performed well for clients in your area.
Movers
Moving companies pack, load, transport, and unload. Local and interstate moves are regulated differently and priced differently.
When you need them
Book four to six weeks ahead, earlier for a summer move. Confirm the date the moment your closing date is firm.
What to ask before hiring
- Is this a binding estimate or a non-binding one
- Are you licensed and insured, and what is your registration number
- What valuation coverage is included, and what does full replacement cost
- Who handles claims and how long do they take
- Do you use your own crew or subcontractors
A reasonable scope
A written estimate based on an inventory, a defined arrival window, an inventory list at load, and a clear claims process. Included coverage is usually minimal, so price the upgrade.
Red flags
- Estimate given by phone with no inventory
- Large deposit required before the move date
- No physical business address or registration number
- Blank or partially completed paperwork presented for signature
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for movers who have performed well for clients in your area.
Junk Removal and Estate Sales
Junk removal hauls what nobody wants. Estate sale companies price and sell contents, which matters enormously in a downsizing or an inherited property.
When you need them
During seller prep, and in the weeks after a downsizing decision. Estate sales need lead time to catalog.
What to ask before hiring
- Do you charge by volume, by weight, or by the item
- What do you donate or recycle rather than landfill
- For an estate sale, what is your commission and who sets pricing
- Who clears what does not sell
A reasonable scope
A volume-based quote after seeing the load, a donation receipt where applicable, and for estate sales a written agreement covering commission, dates, and post-sale cleanout.
Red flags
- Quotes without seeing the volume
- Vague about disposal method
- Estate agreement with no cleanout provision
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for junk removal and estate sales who have performed well for clients in your area.
Property Managers
Property managers market units, screen tenants, collect rent, coordinate maintenance, handle notices, and keep you compliant with landlord obligations.
When you need them
Before you close on a rental, not after. Screening standards and lease terms should be set before the first tenant.
What to ask before hiring
- What is the management fee, and what is the leasing fee on turnover
- What is your screening standard for income, credit, and rental history
- What is your maintenance approval threshold before you call me
- How many units do you manage and how many staff handle them
- Do you mark up maintenance work
A reasonable scope
A management agreement with fees stated plainly, monthly statements, a defined maintenance approval limit, and documented screening criteria applied consistently.
Red flags
- Fees buried in an addendum
- No written screening standard
- Owns the maintenance company and will not disclose markup
- Cannot tell you current vacancy across their portfolio
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for property managers who have performed well for clients in your area.
Insurance Agents
An insurance agent binds the homeowners policy your lender requires, and along the Front Range advises on hail deductibles and roof coverage terms that vary enormously between carriers.
When you need them
Early in the contract. Insurance cost affects your payment and your debt-to-income ratio, and some properties are harder to insure than buyers expect.
What to ask before hiring
- Is roof coverage replacement cost or actual cash value
- What is the wind and hail deductible, and is it a percentage of the dwelling
- What is excluded, specifically water and sewer backup
- How does a claim affect my renewal
- Can you quote more than one carrier
A reasonable scope
A quote showing dwelling, other structures, contents, liability, and deductibles line by line, plus an explanation of roof coverage terms in plain language.
Red flags
- Quotes a premium without stating the hail deductible
- Cannot explain actual cash value roof coverage
- Represents one carrier and will not say so
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for insurance agents who have performed well for clients in your area.
CPAs and Attorneys
A CPA advises on capital gains, the primary residence exclusion, depreciation, and entity structure for investment property. A real estate attorney handles title defects, contract disputes, easements, and estate transfers.
When you need them
Before you sell an appreciated property, before you buy investment property inside an entity, and any time title or estate complexity appears.
What to ask before hiring
- Do you regularly work with real estate owners and investors
- How does this transaction affect my tax position this year
- For an attorney, have you handled this specific issue before, and how is it billed
A reasonable scope
A defined engagement, written advice you can act on, and a clear fee structure. For tax questions, expect a conversation before the transaction rather than a surprise in April.
Red flags
- Gives tax advice without reviewing your return
- No written engagement or fee structure
- Promises a specific outcome on a disputed matter
Referrals available on request
Tell Brandon your timeline and what the job involves, and he will send names for cpas and attorneys who have performed well for clients in your area.
Keep Planning
- Resources HubEvery guide, tool, and checklist on the site in one index.
- Seller Prep ChecklistKnow which trades you actually need before listing, and which you do not.
- Mortgage Pre-ApprovalStart with the lender conversation, because it sets everything else.
- Contact BrandonRequest a referral for a specific category and timeline.
Using referred professionals
- No. Referrals are shared because the professional has performed well for clients, not because of any payment, fee split, or arrangement. This is not a paid directory.
- No. A referral is a starting point, not an obligation. You are free to hire anyone you choose, and you should still ask the questions listed on this page before you do.
- Tell Brandon. Feedback is how the list stays useful, and a professional who stops performing stops being referred. That said, your contract is with them, so resolution runs through their process and their warranty.
- Two or three written quotes for anything meaningful. Comparing scope matters more than comparing price, because the cheapest bid often excludes the work that made the other bids higher.
- Yes, always. Some builder incentives are tied to using an affiliated lender or title company, and that is worth comparing on total cost, but nobody can require you to use a specific professional in a resale transaction.
- Lender first, before you tour. Inspectors the day you go under contract, because deadlines are short. Everyone else can wait until there is a specific task, with the exception of movers, who book out weeks in advance during summer.
Need a name for something not listed here?
Describe the job. If Brandon does not have someone, he will tell you rather than guess, and point you at how to vet a stranger properly.