This week, we dive into final walkthrough pitfalls, what they are, what they are not, and how they can go horribly wrong, with real stories of water damage, hidden drywall issues, and sellers sabotaging their own sale. We break down the slowdown in Boulder’s luxury market, the steep discounts appearing in recent sales, and whether bargain hunting now is smart or risky. Plus, we cover proposed wildfire safety rules for existing homes, legislative moves to address Colorado’s budget gap, and what these changes could mean for homeowners and buyers in our market.

The House Einstein Podcast is available wherever you podcast. Hosted by Osman Parvez and Hamish Crabb.

Recorded Date: 8/6/25
Published Date: 8/10/25

Opening Story or Quote:

“It will be more than 100 years before all homes meet the new standards,” Councilmember Mark Wallach wrote in a Hotline post last week. “We need to pick up the pace.” 

Councilmember Matt Benjamin said he wants council members next year to consider requiring existing homes to eventually comply with the fire-hardening rules. Benjamin added that he hopes the council will take up the idea at its 2026 retreat.

“Through all this great work, we have a big blind spot in our suite of plans and codes,” he wrote in a recent Hotline post. “We have no plan for how to deal with the hundreds of homes and buildings that are a danger to themselves and a danger to the community as a whole.”

Topics:

• WELCOME

• • Declare Mission: Entertain, Discuss Real Estate, Help You Better the Market
  • Bios (who we are)
  • Disclaimer
  • Call to Action (Contact Us)
  • Review Topics Du Jour
    

• THE CLOSING TABLE | FINAL WALKTHROUGH

• • What is a Final Walkthrough?
  • What Isn’t a Final Walkthrough?
    • Not an opp to renegotiate
    • Not an opp to address exit
  • Risks: 
    • Buyer Loses earnest money
    • Seller Held to Specific Performance
  • Language in the contract

• TALES FROM THE TRENCHES | Final Walkthrough Stories

• • Water Break Stalactite
  • Hidden drywall damage (behind the couch)
  • The seller who trashed their own house 

• MARKET CONDITIONS  

• • SFH only 5.3% UC Boulder County +3M
  • SFH only 3.2% UC COB +3M
  • Conclusion: 95% to 97% of listings available. 
  • COB $3M+ 39 sales in 2023, 28 in 2024, 42 in 2025
  • COB:  52 sales total $3M+ in 2024
    • Currently: 63 Available
    • Only 3 sales in June (much slower than first 5 months)
  • Big Discounts on Recent Sales (TALES FROM THE TRENCHES)
  • Should you catch a falling knife?

• (LESSONS FROM) SALES OF THE WEEK
  • 1025 5th St
    

• SHAMELESS SELF PROMOTION

• • Seeking Prime Location, under $2M, renovation OK

• IN THE NEWS

• • • Special Legislative Session called by Polis to deal with $1.2Bn budget gap
    • Wildfires Rage (Leroux, Lee fires) – Smoke in Boulder
    • Boulder Council Considers Extending Fire Safety Rules to Existing Homes, Faces Financial Hurdles
      • Junipers banned
      • Fences non-combustible
      • Only applies to WUI
      • 5 foot buffer of noncombustible material

• • Standards currently only apply to new construction and major remodels
    

• CARVE OUTS
  • 14ers – 5 years since my last one
  • PC upgradability – Maxing out the AM4 Chipse
    

• WRAP UP

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