Sell a storm-damaged house in Colorado Springs, CO: hail, wind, fallen trees, flash flooding along Fountain Creek and wildfire, how claims and percentage deductibles work, and how a cash buyer closes with the damage in place. Written offer within 24 hours of our visit.
Storm damage in the Pikes Peak region comes in several forms. Hail is the constant: the June 2018 and May 2023 storms are the benchmarks, but smaller events strip shingles, dent siding and break windows most summers. Downslope winds off the Front Range take fences, roofs and trees, and a mature cottonwood through a roof in the Old North End is a different problem from a few missing shingles. Monsoon rains send flash floods down Fountain Creek and the burn-scar drainages above Manitou Springs. And the Waldo Canyon and Black Forest fires are a reminder that the foothills can burn. Any of these leaves an owner with a damaged house, a claim, and a decision.
Colorado Springs Cash Buyers buys storm-damaged houses across Colorado Springs and El Paso County in whatever state the storm left them. We buy as-is, with or without the insurance payout, and complete the repairs after closing. This page explains how Colorado homeowner policies handle storm losses now, what to do in the first weeks, how a sale interacts with an open claim and a mortgage, and how we price the damage.
How Colorado policies handle storm damage now
Wind and hail are covered perils under standard policies, but the terms have tightened. Many Colorado policies carry a separate wind and hail deductible of one to two percent of the dwelling coverage, which on a $450,000 house is $4,500 to $9,000 before the carrier pays anything. Roofs over a certain age are often settled at actual cash value, meaning depreciation is withheld until the repair is done. Flood from surface water is excluded unless you carry a separate flood policy, which matters along Fountain Creek, Monument Creek and the drainages below the burn scars. Wildfire is covered, but rebuild costs in the foothills have outrun many policy limits. Colorado law requires insurers to handle claims within set timeframes, and the Division of Insurance takes complaints when they do not.
The first weeks after the storm
Document the damage with photos before anything is cleaned up. Tarp the roof and board broken windows; policies require reasonable steps to prevent further damage, and those costs are usually reimbursable. File the claim promptly and keep a log of every call. Be careful with door-to-door roofers after a hail event; Colorado law gives you the right to cancel a roofing contract within 72 hours if the claim is denied, and the roofer may not waive your deductible. If you expect to sell rather than rebuild, tell the adjuster nothing about that yet; the claim is for the damage, regardless of what you do next.
Selling with the claim open, paid or denied
Paid claim: the money is yours, or the lender's if it is applied to the loan, and we buy the house in its damaged state. Open claim: the contract can assign the remaining proceeds to us and the offer reflects them, or you keep the claim and we price the house without it. Denied claim: the repair is simply part of our offer. If a lender holds the insurance funds, the title company coordinates so that the funds plus the sale price satisfy the payoff. We do not need the claim resolved to close.
How we price storm damage
We separate the roof and exterior (shingles, decking, gutters, siding, windows) from the interior (water intrusion, ceilings, insulation, flooring) and from the structural (a tree through the trusses, flood-damaged foundations). Each is costed at what we pay contractors, and the total comes off the renovated value of comparable homes nearby along with our carrying and resale costs and a margin. The offer is in writing within 24 hours of our visit, and because there is no inspection period, a later discovery does not reopen the price.
Storm situations around Colorado Springs
A Briargate home with a hail deductible larger than the owner's savings and an actual-cash-value settlement. A Stetson Hills house where wind peeled half the roof and the interior took a week of rain. A Westside bungalow with a cottonwood on the garage and a carrier arguing about whether the tree was dead. A Manitou Springs property with mud through the lower level after a burn-scar flood that flood insurance did not cover. A Black Forest house with smoke damage and a yard of burned timber. Each sells to us as it stands.
Next step
Send the address, the date of the storm and where the claim stands. We can look at the property within a day or two, including a tarped or boarded house, and deliver a written offer within 24 hours. Closing follows a clean title search, typically about a week. We pay the customary closing costs and there is no commission.
Selling to us vs. a traditional listing in Colorado Springs, CO
| Comparison | Traditional agent | For sale by owner | Colorado Springs Cash Buyers |
|---|---|---|---|
| Cash offer | Rarely | Rarely | Yes |
| Sell as-is | Repairs expected | Repairs expected | Yes |
| Time to a contract | roughly two months in Colorado Springs now | Often longer | 24 hours after the visit |
| Agent commission | About 6% | Buyer's agent usually paid | None |
| Closing costs | Paid by seller | Paid by seller | Customary costs paid by us |
| Showings | Yes | Yes | One visit |
| Financing fall-through | Possible | Possible | None, we fund it |
| Price cut after inspection | Common | Common | No inspection period |
| Closing date | Lender's schedule | Buyer's schedule | Yours |
We buy houses in Colorado Springs for any reason, any condition, or any challenge
Every link below is a page written for that situation in Colorado Springs and El Paso County.