Spring and Summer Listing Prep for Denver Homes

Spring and summer are popular times to list a home in the Denver area, and they bring their own tasks. Spring means cleaning up after winter and getting the yard growing. Summer means strong sun, heat in west-facing rooms, afternoon storms and the city’s watering rules. This guide is organized as two short seasonal checklists, followed by answers to questions sellers often ask about listing in the warm months.

Spring checklist

• Walk the outside of the house and note any winter damage: loose gutters, cracked concrete, peeling paint
• Clear leaves and debris from beds, window wells and gutters
• Check the roof after any spring hail or wind storm; hail damage may not be visible from the ground
• Turn on and test the sprinkler system; repair broken heads and leaks
• Rake, reseed thin areas of the lawn early so it has time to fill in
• Prune shrubs before they leaf out fully, and remove dead branches
• Wash windows inside and out; spring pollen settles on sills and screens
• Service the air conditioner before the first hot week

Summer checklist

• Water the lawn only in the allowed hours: Denver Water’s summer rules do not allow lawn watering between 10 a.m. and 6 p.m. from May 1 to October 1
• Mow on a regular schedule and edge beds and walks
• Keep flower pots by the entry watered and healthy; replace any that struggle in the sun
• Set the air conditioning to a comfortable temperature for every showing
• Use sheer curtains or light blinds in west-facing rooms to cut glare without hiding windows
• Clean and stage the patio or deck as an outdoor room
• Keep bins and hoses stored out of view

Outdoor spaces

In warm months buyers step out onto patios, decks and back yards and picture using them. Clean the surface, repair loose boards or pavers, and stage a simple seating area: a table and two chairs, or a pair of lounge chairs with a small side table. Keep it uncluttered. A grill should be clean and covered, and garden tools put away. If the yard gets strong afternoon sun, an umbrella or shade sail shows buyers the space is usable on a hot day.

Window wells, decks and fences

Spring is a good time to clear window wells of leaves and debris, check that their covers are secure and make sure they drain. Wash or stain a weathered deck, tighten loose boards and railings and replace any rotten boards. Walk the fence line and fix leaning panels and gates that do not latch. These are small jobs, but they show up in photos and inspections alike.

Questions sellers ask

Is spring the best time to list?

Many sellers list in spring, which means more buyers and also more competition. The right timing for your home depends on your plans and your local market, and your listing agent is the best source for that advice. Whatever the season, the house should be ready before the photos are taken.

My lawn is brown in August. What should I do?

Mow it, edge it and keep it tidy. A short, even lawn with some brown looks acceptable in a Front Range summer; a long, patchy one does not. If large areas are dead, turning them into mulched beds may look better than trying to revive them. The dry-climate yard guide in Getting the Front Yard Ready in a Dry Climate has more options.

What about afternoon storms?

Summer storms can bring hail and heavy rain. After a storm, check gutters, downspouts and window wells, and look for water in the basement. If hail has hit the area, ask a roofer to check the roof before listing, because an inspector may notice damage you missed.

How cool should the house be for showings?

Comfortable, not cold. Buyers walking in from the heat notice immediately if the house is stuffy, especially upstairs rooms that face west. Run fans in rooms that heat up, and close blinds on the hottest side of the house before a late-afternoon showing, then open them again for photos.

For the cold months, see Staging a Denver Home for a Winter Sale. For the street-side view in any season, use the Curb Appeal Checklist for Denver Home Sellers.