Colorado Horse Property Full Selling Packet

HOME SELLER GUIDE

A PROVEN, REPEATABLE SYSTEM TO GET YOUR HOME SOLD FOR TOP DOLLAR, IN LESS TIME & WITHOUT THE HASSLES!

Since the sale of a home is one of the most important financial transactions you participate in, you need a partner you can trust.

The REALTOR® who represents you can greatly influence the outcome from the sale of your home. Our Home Seller Guide will equip you to make the right choice in a REALTOR® and educate you about how we can help you get the most out of the sale of your home.

We don’t believe in just satisfying customers, we work hard to create life-long clients who become raving fans. What is the difference? A customer simply purchases a good or service from another person or entity. A client on the other hand, is part of a trusted relationship that receives benefits far beyond a simple business transaction.

Many agents strive for customer satisfaction, but for us, satisfaction isn’t enough. We constantly improve our systems and processes so that we can go well beyond the standard level of service provided by most REALTORS®. We’re obsessed with serving our clients in a way that leaves them feeling thrilled by our team, not merely satisfied by it.

Our objectives on your behalf are quite simple. Our unmatched expertise, client-focused service, and proven marketing allow us to achieve these objectives time and time again with our clients.

Our mission is clear…to sell your home for the most amount of money, in the least amount of time, and… with the fewest hassles.

WHAT ARE YOUR GOALS WHEN SELLING YOUR HOME?

1. My home will sell!

2. I will get the most money for my home.

3. My home will sell in a reasonable time frame.

4. The home selling process is hassle-free and smooth.

5. I will receive timely and consistent communication from my agent.

There are many factors involved in selling a home, but it really boils down to four basic things:

1. Aggressive marketing

2. Sound pricing strategy

3. The property has to be showable, easy to access and in proper condition

4. Partnering with an agent who is fully invested in your best interests and has the evidence to prove it

OUR SYSTEMS AND TOOLS TO SELL YOUR HOME

FOR TOP DOLLAR.

We cannot change your location, but what we can do is…

ƒ Advise about how your home can show in the best condition possible.

ƒ Expertly help you price your home correctly.

ƒ Finally, we will provide you with the most proven marketing strategies in the business.

WHY DON’T HOMEOWNERS GO BACK TO THE SAME REAL ESTATE AGENT?

According to a recent National Association of REALTORS® Profile of Home Buyers and Sellers, 72% of all homeowners don’t go back to the same REALTOR®! Why?

1. Lack of communication

2. Too many promises, nothing delivered

3. Little or no marketing of my home

4. Priced my home unrealistically

5. Hard to get in contact with

6. No advice on how to stage my home

7. Less experienced than what they appeared

8. Most buyers they brought weren’t qualified

9. Lack of professionalism

10. Failed to keep me up to date on the market

11. Didn’t show my home

12. Too busy for me

13. Didn’t listen to what I wanted

14. Poor negotiating skills

15. Sold my home for too low a price

16. Left out important details

17. Lack of representation

18. Too pushy

19. My home never sold

20. Didn’t do anything I couldn’t have done

CRITICAL QUESTIONS YOU MUST ASK YOUR REALTOR ® .

It’s important to know the track record of the agent who is going to take care of one of your largest investments. Ask another REALTOR® these questions to see who will do the most for you!

1 How many combined years of experience on your team? Over 115 years

2. What is your list price to sales price ratio?............................. Over 101% (avg agent 98.9%)

3 What percentage of your listings sell? Over 98% (avg agent <85%)

4. How many home buyers are you working with? ........................................................ Over 1,000

5 How much do you spend on marketing each month? $10,000+ (avg agent <$200)

6. On average, how long does it take a listing to sell?............ .........14.5 days (avg agent 62)

7. How many homes did you sell last year? ...................................................................................... 155 8. How many homes will you sell this year? .................................................................................... 170

How many staff do you employ?

Do you have a proven process and marketing plan? ............................................................... Yes 11 How many steps are there in your marketing plan? 151 complete steps

Do you hold open houses? ............................................................................................ Yes, everyday! 13 Do you have a prospect management system? Yes

Are you an expert negotiator? ........................................................................................................... Yes 15. Do you work with multiple preferred lenders?............................................................................ Yes

OUR TEAM APPROACH WORKS FOR YOU.

Listing agreement signed

Listing coordinator manages file

Aggressive marketing system implemented

The benefits of our team concept Listing Agents

ƒ Professional, licensed, full-time agents handling the listing of your home

ƒ Experienced agents handle all negotiations

ƒ Upload photos, create virtual tours, make highlight sheets and input listing onto multiple websites and the MLS

ƒ Manage marketing programs

Buyer contacts office

Full-time agent takes call

Buyer questions answered and showing appointment set

Your expert real estate advisor helps you negotiate a contract

Negotiation specialist handles repair and appraisal concerns

Closing coordinator manages file and works with lender and attorney

Deal is completed and transfers seamlessly

ƒ Manage any listing questions and detail

Closing Coordinators

ƒ Professional, full-time closing coordinators handling the sale of your home through transfer of title

ƒ Daily contact with Lenders, Title Companies, Inspectors, Agents, Loan Officers, etc.

ƒ Schedule and follow-up with appraisals

ƒ Hand over the keys to the new buyer!

Lead Management System

ƒ Full-time lead coordinator

ƒ Never miss out on possible buyers

ƒ Get qualified buyers into your home and making offers!

ƒ Ensures buyers are pre-approved for loan

EASY EXIT

LISTING GUARANTEE.

What’s your biggest fear when you list your home with a real estate agent? It’s simple. You worry about being locked into a lengthy listing agreement with a less than competent real estate agent, costing your home valuable time and exposure on the market.

Well, worry no more. Realty Oasis takes the risk and the fear out of listing your home with a real estate agent. How? Through the One Day Listing Guarantee.

When you list your home through Realty Oasis’ One Day Listing Guarantee.

ƒ You can cancel your listing anytime.

ƒ You can relax, knowing you won’t be locked into a lengthy or binding contract.

ƒ Enjoy the caliber of service confident enough to make this offer to you.

ƒ No hassles. It’s easy.

If at any time you no longer want us to market your property, you may cancel the listing and pay nothing!

OUR PROVEN SYSTEM, 151 STEPS TO THE CLOSING TABLE .

Our 151 Steps to the Closing Table has enabled us to sell 1000s of homes fast and for more money over the years.

ƒ In-depth marketability consultation

ƒ Advise you on “staging” your property for prospective buyers

ƒ Professionally measure and create a detailed floor plan for added exposure

ƒ Have professional photographs taken of your home to highlight the various marketable aspects to draw buyers to your property from MLS, listing sheets, postcards and the internet

ƒ Install highly visible yard signs for maximum exposure

ƒ We collaborate with Showing Time and Broker Bay, which provides immediate notifications and feedback from agents for every showing

ƒ Utilize “IVR” technology a direct link to any mobile phone with property information straight from the MLS

ƒ Mail an informative “Just Listed” postcard to potential buyers

ƒ Create a 3-D virtual tour of your home to be placed on multiple websites and the MLS

ƒ Advertise your property on 100s of websites such as Zillow.com, Trulia.com, REALTOR®. com, Homes.com, Google, Yahoo, etc., exposing the home to thousands of potential buyers daily

ƒ Expose your home to millions of people through our IDX property Syndication Network

ƒ Keep you updated with an activity report of the market conditions in your neighborhood

151 STEPS TO THE CLOSING TABLE MOVE

PRICING YOUR HOME FOR MAXIMUM VALUE .

What about all the money we’ve put into the home?

In reality, it’s rarely possible to recover all the value from an improvement. Consider the questions. The final question determines how many buyers would attach the same value to an improvement that you as the owner would. In most cases, very few buyers value your improvements as you do.

ƒ When were the improvements made?

ƒ At that time were you planning to sell or stay?

ƒ If you had known then that you were going to sell today, would you still have made improvements?

ƒ If the improvements were removed, what percent of today’s buyers would put them back and pay what you did?

Shouldn’t I expect to get out of the property the cost of what I put into it?

A builder sold the first home below which included a $20,000 well, for $400,000. A similar home was built next door, but the well went through harder rock and to a deeper water table, so the well cost $40,000. How much is this home worth? $400,000. Even though the builder has an additional $20,000 in the cost of building it.

According to the principle of substitution, value is determined not by what a seller puts IN a home, but by what a buyer gets OUT of the home — in both cases they get water.

PRICING YOUR HOME FOR MAXIMUM VALUE

How does the property in your neighborhood affect the price of your home?

Value of a larger home is REDUCED by the influence of smaller surrounding homes.

Value of a smaller home is INCREASED by the influence of larger surrounding homes.

Sometimes owners will brag that their home is the “biggest on the block” as a way of puffing value.

Actually, when a property is oversized for the neighborhood, it often experiences the adverse effects of regression — the value is reduced through the influence of less expensive homes.

In contrast, progression demonstrates that value can be increased by the more expensive surrounding homes.

How can the correct price attract buyers?

Think of it in terms of this simple illustration. When the magnet (price) is too high, it doesn’t attract buyers (steel balls). As the magnet moves closer to market value, it attracts buyers in that price range.

As you move your price closer to market, it will reach the point at which it attracts buyers and produces a sale.

PRICING YOUR HOME FOR MAXIMUM VALUE .

What external factors affect the value of a home?

A common mistake that many owners make is to focus solely on their home when determining value. Yet in dynamic markets, many influencing factors are completely out of their control.

We’ve witnessed recent dramatic market change in which the economy, interest rates and financial markets have negatively affected values.

The simple act of a neighbor reducing a price can lower street values. A subdivision of new construction can lure buyers away from existing homes and lower their value.

EXTERNAL

influences on value

ƒ Interest rates

ƒ New listing

ƒ Area competition

ƒ Local economy

ƒ Builder offerings

ƒ Neighbor’s price

What about internal influences on home value?

The classic determinants of value are the intrinsic characteristics of location, size and amenities. The cliché “the three most important factors of value are location, location, location” has basis in fact.

Again, many sellers cite their home’s amenities and conditions as a reason to overprice.

INTERNAL

influences on value

ƒ Location

ƒ Size

ƒ Amenities

ƒ Condition

PRICING YOUR HOME FOR MAXIMUM VALUE

.

Codependent pricing.

Overpricing your home in anticipation of a low offer.

Overprice compensation

Market value

Anticipated low offer

You harm your own marketing efforts by appealing to the wrong buyers.

Codependency is a behavior in which a party engaging in dysfunctional behavior stays the same while the codependent “enabler” changes their behavior to compensate. In this case, the buyers are the dysfunctional party making low offers, but the seller overprices to compensate. Sellers say: “But I know the buyers will offer low so I’m just going to raise the price so we end up at market value.”

By doing this, sellers end up with an overpriced home that doesn’t sell, while buyers continue on with their lives. Price properly and you’ll get the buyers to change their behavior.

How do buyers react to homes that are overpriced?

You don’t want to become a ‘Pinball Listing’. In a pinball game the ball bounces off bumpers (overpriced homes) to scoring positions (properly priced homes).

Buyers ‘bounce’ off an overpriced listing into properly priced homes instead.

If your home is overpriced, it makes the others look better and may help the competing homes sell first.

You don’t want to be a pinball listing.

Buyers bounce off overpriced homes making other homes appear more attractive.

PRICING YOUR HOME FOR MAXIMUM VALUE .

Why not try a higher price for a couple of weeks?

If you knowingly chose to overprice your home, you would be overpriced during the period of highest potential for buyer activity. You would then lower the price after buyers have already seen your home and decided not to preview it.

Price it right during the initial phase of exposure in order to capture the best buyers.

Don’t overprice your home during the period of highest activity, only to lower the price after the buyers are gone.

The benefits of pricing your house to sell.

Remember your last move? How long was your home on the market? What was it like to keep your home ready for showings all the time?

Did you know that up to 60% of sales are generated by cooperating agents? Overpricing will deter them showing it to their prospects. Proper pricing increases the response we get from the internet.

When a home is priced right, buyers get excited and make higher offers.

ADVANTAGES of proper pricing

ƒ Faster sale

ƒ Less inconvenience

ƒ Increased salesperson response

ƒ More Internet response

ƒ Better sign and ad response

ƒ Avoids being “shopworn”

ƒ Attracts higher offers

ƒ Means MORE MONEY to sellers

A GUARANTEED MARKETING APPROACH.

Our team approach employs proven systems and resources to aggressively market and sell your home.

We work in an environment that demands quality service and guaranteed results. Therefore, we expertly handle every detail from initial contact to closing. Each person on the team has a specific responsibility to you, our client, in the process of selling your property. Our team approach makes the possibility of getting your home sold fast, and for top dollar, a reality.

EXPERT ADVISORS

Ensure your home sells for highest price possible

ADVANCED PROPERTY MARKETING SYSTEM

Maximize saleability

PROFESSIONAL COPY

Compelling copy for your home in all advertisements

EXPERT NEGOTIATORS

Ensure a win-win situation for all parties, especially you

SOCIAL MEDIA AND MULTI-MEDIA SYSTEM

Effective in reaching consumers

MAXIMIZING SOCIAL MEDIA.

Connect with us on social media.

We often hear from potential buyers who have seen our listings on our various social media pages.

PROFESSIONAL HOME STAGING

National Association of REALTORS® statistics show that year in and year out, staged homes tend to sell faster and for more money.

ƒ A buyer’s perception of value is created by how well they are able to make a home “stand out” in their mind from the competition. Our professional home staging has proven time and again to be the differentiating factor in our sellers’ homes over the competition.

PROFESSIONAL PHOTOGRAPHY.

Other than the price, the most important thing to sell your home is photography!

We have professional photographs taken of your home to highlight the various marketable aspects and complete floor plan for added exposure in ads, highlight sheet and the internet. Also includes Drone Photos, 3-D Tours, and Floorplans.

PREPARING YOUR HOME FOR PEAK SHOWING CONDITION.

Ensure that your property shows at its very best! Your house is being “interviewed” by the potential buyer. Use these tips to ensure that your home’s best features are displayed.

Curb Appeal

• Keep grass mowed

• De-weed flower beds and trim shrubs

• Front door (painted not chipped)

• Remove cobwebs on front porch

Entering Home

• Keep entryway clear. Remove any shoes or accessories from walkway

• Have a rug for buyers to wipe their feet on

• Fill the house with pleasing scents, such as potpourri or air fresheners, but keep as subtle as possible – nothing too overwhelming

Kitchen

• Keep counter tops clear of clutter and items that can be stored in cabinets

• Keep all dishes washed and put away

• Clean appliances

• Store food items out of sight

• Clean around faucet for rust and deposits

• Keep sink clean

• We recommend the use of Old English on wood cabinets to diminish scratches and help them look new again

Family/Living/Great Room

• Keep coffee and end tables cleared off

• Remove excess furniture to make the room look larger

• Organize clutter (toys, magazines, papers, etc.)

• Keep furniture dusted and mirrors cleaned

Dining Room

• Remove extensions from tables if not needed to make room appear larger

• Place seasonal centerpiece on the table

Bedrooms

• Make beds and smooth bedspreads

• Put away clothes and shoes

• Store any personal items (jewelry, bills, etc.)

• Keep top of dresser cleaned off

• Don’t have excess items around the sides of rooms

• Clean out closets and organize them

Bathrooms

• Keep towels hung up

• Keep sink counters cleared of items - put excess items under sink

• Keep toilet bowl clean and lid down

• Showers, tubs and sinks are very important to buyers. Try to remove water stains and lime buildup

Laundry Room

• Keep appliances clean and cleared

• Organize dirty laundry and keep out of sight as much as possible

Exterior

• Porches, steps, balconies and patios should be uncluttered, swept and in good condition

• Gates, fences, sheds and other outer buildings should be cleaned repaired and painted

• Clean and repair all gutters and downspouts

• Keep toys and sports equipment put away

• If you have a pool - keep it sparkling

Final Touches

• Clean carpets

• Keep trash cans emptied

• Keep pet boxes clean and fresh

• Open blinds to let light in

• Turn lights on throughout the home for showings

The Right Fees for your Property

We offer many types of packages so we may find one that's best suited for you. See below for our large variety of pricing tiers. If you have any questions, please let us know We're happy to help!

The MLS and any city, state, and national associations does not fix, suggest, control, or set commissions. The offer of commission is between all Participants and is always negotiable.

B E N E F I T S P

Increased Buyer Interest:

ƒ The properly becomes more attractive to a broader range of buyers. The more buyers fighting for a house, the higher the selling price.

Easier to Finance:

ƒ Since buyers don't need to outlay funds for commission, they will be willing to offer a higher purchase price

Faster Sale of Property:

ƒ By removing the extra financial burden on buyers, sellers often enjoy quicker sales

Wider Agent Network Activation:

ƒ Knowing the commission is secured, buyer's agents are more inclined to show the property to potential buyers, increasing its visibility

Simplified

Negotiation Process:

ƒ With commission costs off the table, negotiations can focus squarely on the property's price, streamlining the discussion

Enhanced Seller Reputation:

ƒ Sellers who cover commission costs are often viewed as more motivated and cooperative, traits that can attract serious and qualified buyers.

Beating

Your Competition:

ƒ If other sellers choose to not pay the buyer agent's commission, then that makes your house way more attractive

A Higher Likelihood of The Transaction Closing:

ƒ The Broker for the buyer will work to keep the transaction together. Activities such as inspections , odd charges and other issues will be explained clearly to eliminate all concerns The broker does not want to "go into the field again "

"The bird in the hand is worth two in the bush!"

GETTING HOMES SOLD.

How important is the number of homes your REALTOR® sells per year?

Success in real estate equals getting homes sold. The track record of your REALTOR® is the only measure for future performance.

While the average REALTOR® only sells 4-6 homes every year, Realty Oasis averages 155+ homes per year.

Average agent 4–6 155+ homes sold per year!

GETTING YOU MORE MONEY.

When you list your home, how close will it sell to the original asking price?

When you hire us to market your home and negotiate your contract, we will net you MORE MONEY for your home than other REALTORS® in the area.

We focus on proven principles for selling real estate for more money than the average agent. Our proven, repeatable marketing system will get your home sold for the most amount of money, in the least amount of time and with the least amount of hassles.

SEE REALTY OASIS AT ITS FINEST!

Our Track Record of Success is Undeniable

Our single focus at Realty Oasis is providing world-class real estate services to home sellers. It’s what we thrive on and live for. We do everything in our power to make sure you have a great experience. Most agents operating the solo model just can’t manage the transaction the way we can. Ask any agent you are considering working with to let you see testimonials from their happy clients.

We hope you are seriously considering Realty Oasis as your best option. To help you in your decision making, please see these client testimonials and visit our page on Zillow for hundreds of testimonials from raving fans.

COLORADO HORSE PROPERTY

151 STEPS TO THE CLOSING TABLE

MOVE CONFIDENTLY WITH REALTY OASIS AS YOUR REAL ESTATE ADVISORS

REALTY OASIS 151-STEP SYSTEM

Experience the “WOW” and get your home sold fast and for top dollar

Steps 1–15

Behind the scenes look at what we do to prepare for your marketing consultation.

Steps 16–38

What to expect during listing consultation.

Steps 39–46

Getting ready to go on the market.

Steps 47–100

Ready, set, go! You are live and on the market.

Steps 101–151

The fun begins — negotiation, due diligence and closing.

PREPARATION

What we do to prepare for your marketing consultation

1. Research tax records to verify full and complete legal information including: owner’s full name, recorded square footage, annual tax bills, and other property information.

2. Research and verify legal description.

3. Verify legal name(s) and owner(s) in county public property records.

4. Research ownership, sales, and mortgage history of the property.

5. Research the school districts, shopping, walk score, HOA information, and entertainment options of the area

6. Obtain detailed information about the property to assist in analyzing property

7. Research homes currently on the market that buyers will be looking at in addition to your home

8. Research homes that have recently gone under contract for sale in your area

9. Research homes similar to your home that have recently sold.

10. Analyze the number of months inventory in your area and your neighborhood.

11. Analyze the price and condition of the homes that were successful in selling.

12. Analyze why other homes continue to stay on the market day after day.

13. Analyze homes that expired (did not sell) and why they were not successful.

14. Consider price per square foot of your competition and internet value estimates.

15. Call agents, if needed, to discuss activity on the comparable properties they have listed or recently sold in the area.

EXPECTATIONS

What to expect during the marketing consultation

16. Perform detailed needs analysis to include reasons for your move, how quickly you need to move, and address any immediate concerns.

17. Obtain information that will help us prepare listing, advertising, and marketing materials. Questions will include: What type of improvements have you done to your home in the past five years? What other features of your home make it attractive to buyers? What do you think the home is worth?

18. Give you an educated overview of current market conditions including national, your county and your neighborhood.

19. Discuss how buyers are finding homes, how many homes they typically look at before buying, and features that are most (and least) appealing to buyers. We will explain how this pertains to our marketing plan to get your home sold.

20. Discuss your competition and how you compare.

21. Review recently pending or sold comparable properties.

22. Discuss the concept of bracketing in order to bring the greatest number of buyers to you in the shortest amount of time.

23. Work cooperatively to determine a pricing strategy based on professional judgment and interpretation of current market conditions.

24. Prepare detailed estimated net proceeds analysis to determine approximately what you will receive or owe when the property closes. Included in this analysis will be costs associated with the sale included closing cost, prorated taxes, HOA credits, and commissions.

25. Work cooperatively with you to strategically price your home so that it “shows up” on more internet searches.

26. Confirm lot size and dimensions from your copy of the property survey, if available.

27. Obtain copies of floor plans, if available and make available to agents via the multiple listing system.

“Alison and Mark, like all our other transactions, this one went Just like clockwork. You were more than fair on their fees for our family, over the top service and expert knowledge in all areas about this business space. People forget that just having real estate knowledge is not enough, managing our emotions and helping us through the maze of selling is also very important. Looking to send a few people your way, thank you!!” – Andra

28. Review current appraisal, if available.

29. Identify homeowner association, contact information and dues.

30. Ascertain need for a lead based paint disclosure.

31. If property is rented, obtain copies of all leases, verify rents, deposits, and inform tenants of listing and how showings will be handled.

32. Prepare showing instructions for buyer’s agents and agree on showing time windows that are acceptable to you.

33. Complete a detailed checklist of the features and benefits of your home to be used for internet data entry and marketing.

34. Obtain and verify accurate methods of contacting you.

35. Obtain two set of keys.

36. Review and explain all clauses of the Listing Agreement and Addendums.

37. Explain the use of the Seller’s Property Disclosure Statement you will be completing and how it will help you avoid devastating setbacks and preserve your legal rights.

38. Discuss your purchase plans and determine how our team of professionals can assist you in your next purchase (local, new home construction, investment, or relocation) or if we can research and find a qualified agent to assist you in your new location.

GET READY…GET SET…

Prior to going “live” on the market

39. Place an attractive sign in yard to build excitement for the release of your listing while you prepare it for market

40. Conduct a professional home staging consultation (if needed) to discuss constructive changes to your home to make it more appealing, to show exceptionally well and help it yield the greatest possible price to an interested buyer

41. Provide you with home showing guidelines to help have the home prepared for appointments (i e lighting, soft music, etc.).

42. Provide you with recommendations for vendors and contractors as needed (i.e. painters, flooring, home organizers, home stagers, etc.).

43. Coordinate with our professional on staff photographer to take high definition, full color professional photographs of the exterior and interior of your home to be used on the internet, flyers and other advertising.

44. Create a stand alone property website including Virtual Tour and YouTube video.

45. Order a home warranty, if you choose, to protect your home during the listing and escrow period and for twelve months after the sale. This helps reassure the buyer of the quality of your home.

46. IInstall a lock box so their agent can view your home conveniently but does not compromise your family’s security, including installing a day code electronic lock box

…AND GO!

Your home is on “the market”

47. Enter property data from Data Input Sheet into MLS.

48. Write remarks in the MLS system specifying how you want your property to be shown.

49. Reverse prospecting on MLS.

50. Prepare detailed list of property amenities to have readily available at your home, to include in Marketing Brochure, and assess market impact.

51. Proofread MLS database listing for accuracy — including proper placement in mapping function.

52. Provide you a copy of the MLS listing so you, too, can proof and request changes.

53. Electronically submit your home listing information to the Multiple Listing Service for exposure to all active real estate agents in the area.

54. Immediately submit digital photos of the interior and exterior of your home to the MLS at the same time listing is input allowing buyers and agents to view pictures when narrowing down homes they will actually tour.

55. Add property to our team’s Active Listings board.

56. Provide you with signed copies of Listing Agreement.

57. Submit Home Warranty application for conveyance at time of sale.

58. Send emails to all registered buyers on our website looking to buy a home in your area with a flyer and open house information.

59. Provide information for all the agents on our team to share your home on individual social networking websites.

60. Present your home at the weekly sales meeting.

“Once again, we used Mark and Alison as our go-to Broker, several years ago they sold our Parker home and got us into our current home which they helped us now sell, to buy a new replacement home. We were back on the lookout for over a year with different areas and homes. Alison was always there finding and recommending homes as well as showing ones we found too. The timing worked out perfect. Alison and Mark recommend an aggressive price point on the sale of our house and we were under contract in less than a week! We got maximum dollar out of our home and cannot believe what we bought for our replacement home. For every part of all these transactions, they were always there for us and proving experienced and great advice. It was always like we were their only client and we know that’s not true. We cannot recommend them enough if you are looking for experienced, low key — low pressure service.” – Jlizzo

61. Register home in our automated showing software and set up showing guidelines

62. Use our exclusive in-office broker database.

63. Prepare Full Color Marketing Brochure for inside your home

64. Prepare copies of Seller’s Disclosures and Home Owner’s Disclosures to be placed in MLS to be available for buyers ; these are to be included in a contract

65. Create a custom “Home Marketing Brochure” to be placed in your home for buyers & buyer’s agents to reference home features, area map, plat/ lot map, floor plan (if available), tax information, and other possible buyer benefits Provide 5 for your property, and replace as needed. This makes your home stand apart in the buyers’ minds long after they have left your property

66 Deliver “ Home Marketing Brochure ” to your property and display in prominent location for buyers’ easy access

67. Convey all price changes promptly to Internet real estate sites

68. Capture feedback from REALTORS® after all showings.

69. Place call capture sign in your yard so that buyers can call for property information. When they place this call I am sent a text message with the prospects phone number. I will promptly follow up on all these calls and see if I can get the buyer into your home.

70. Place regular update phone calls and emails to you to discuss all showings , marketing, and pricing

71. Research weekly current laws, interest rates, and insurance conditions as it relates to the housing industry, and specifically how it impacts the sale of your property. Notify you of any conditions.

72. Notify you immediately of any offers, potential offers, or needs.

73. Discuss feedback from showing agents with you to determine if changes will accelerate the sale.

74. Search the MLS System for REALTORS® most likely working with interested and capable buyers matching your home, then fax or email copies of your home listing information for them to review immediately.

75. Maximize showing potential through professional signage.

76. Market your home on over 100 internet sites including Zillow, Trulia, REALTOR® and MLS.

77. Download your virtual tour to our www.youtube.com web site.

78. Blog on the features of your home and include a link to the YouTube video.

79. Market your home on all the major social networking sites including Facebook, LinkedIn, and Twitter

80. Submit your home to Listing Metrics

81. Schedule 30 day market reviews once on market to review showing feedback and pricing opinions from buyers

82. Utilize marketing experience so that

“Mark has a unique and quirky approach that I instantly knew was the kinda guy I wanted to help us sell and buy. He knew how to work the market correctly, knew it very well and even had a ‘guy’ for everything. We weren’t expecting this experience from our REALTOR®. We thought they were just the middle man/paper pushers and we did most of the hard work. Not with the Eibner’s! They were prompt, answered all our dumb questions, took care of things that I wouldn’t know how to. Most importantly besides the excellent communication was how quick everything happened. I mean in this market you gotta be quick. They are lightening. They were on a ZEN retreat in Santa Fe and they were still moving things for us and closing our deal. I read their other reviews and everyone had good things to say about them. I felt like I was number one in their world and that’s what I wanted. We are closed on both houses and still they are offering to help out with some odds and ends just to make it all easier for us. That shows some A+ character. These guys even paid to have a few things fixed for us on our new home. Not to mention…Yup, a box of girl scout cookies. Who does that? These guys do, that’s why they are the best in the biz in my opinion. You need a tastefully aggressive REALTOR® on your side with connections and a strong knowledge of the market not to mention someone who stays connected and lets you know in real time what is going on. Mark and Alison are that team and will help make the stress of selling and buying way easier. Highly recommend! We can’t say enough.”

– Gina & Jay

our ad stands out above the competition

83. Create a stand alone property site and unique URL that buyers can be directed to if they inquire about your home.

84. Submit a crisp, clean digital montage of photos complete with personally written remarks detailing your home and upload on all websites

85. Discuss marketing ideas with “Mastermind” group of top REALTORS®

86. Provide copies of advertisements and marketing material for you.

87. Use other marketing techniques; such as offering free reports to multiply chances of buyers calling in, discussing, pre-qualifying for and touring your home

88. Help you to prepare the Homeowner ’ s Information Sheet which includes information on utilities and services the buyer will need to know when transferring after closing

89. Prepare a financing sheet with several financing plans to educate buyers on methods to purchase your home

90. Promote the benefits of your property

to all agents in my office, and update them on any changes so they may convey enticing information to their buyers

91 Provide agents with information on home prior to showing to maximize showing potential

92. Log all home showings to keep record of marketing activity and potential purchasers

93. Follow up with all the agents who have shown your home with a personal phone call to answer questions they may have or send a home feedback survey to the agent three times in a nine day period

94 Submit home to the office syndication portal

95. Prepare a weekly market analysis report

update of any activity in your neighborhood (i.e.: new homes on the market, homes that have sold etc) to keep you informed about key market conditions within your area. Create a “Market Snapshot” report that will be sent to you periodically (you can determine the schedule) that graphically illustrates what is currently happening with homes available, pending, or sold. This report is generated using your property’s address as the point of reference.

96. Pre-qualify all buyers whom our agents will bring to your home before showings to avoid wasting your time with unqualified showings and buyers.

97. Discuss qualifications of prospective

buyers to help determine buyer motivation, ability to purchase and probability of closing on the sale.

98. Handle paperwork if price adjustment needed.

99. Change price in all marketing and internet sites.

100. Take all calls to screen for qualified buyers and protect you from curiosity seekers.

101. Receive and review all Offers to

“When one talks about going the extra mile, that is exactly what Mark and Alison did for us, and then some. We had to sell our condo in beautiful Colorado due to a serious illness. It was a very stressful time for us, but Mark did everything possible to help us get through this very difficult period. He sold our condo in record time. Mark helped us complete many of the transactions long distance. He always answered text messages, e-mails and phone calls promptly. Receiving prompt communication was a real blessing. Mark’s personality makes him a joy to work with and an uplifting experience. Mark, Alison and their company proved to be the very best. They are professional, knowledgeable, and caring. My husband and I highly recommend Mark and his expert team.

Thank you again for everything”

– Ray & Connie

THE FUN BEGINS

Negotiation, due diligence and closing

Purchase contracts submitted by buyers or buyers’ Agents to determine best negotiation position.

102. Contact buyers’ agents to review buyer’s qualifications and discuss offer.

103. Evaluate offer(s) and prepare a “net sheet” on each for you for comparison purposes.

104. Counsel you on offers. Explain merits and weakness of each component of each offer.

105. Email or deliver Seller’s Disclosure form to buyer’s agent or buyer (upon request and prior to offer being made if possible).

106. Obtain pre-qualification letter on buyer from Loan Officer or proof of funds if there's no mortgage

107. Confirm buyer is pre-qualified by reviewing pre-qualification letter and calling Loan Officer, if possible

108. Negotiate highest price and best terms for you and your situation

110. When an Offer to Purchase Contract is accepted and signed by you, deliver signed offer to buyer’s agent.

111. Email or hand deliver copies of contract and all Addendums to closing title company.

112. Verify earnest money is promptly submitted to the escrow agent.

113. Deliver copies of fully signed Offer to Purchase contract to you.

114. Email/deliver copies of Offer to Purchase contract to Selling Agent.

115. Email/deliver copies of Offer to Purchase contract to lender.

116. Provide copies of signed Offer to Purchase contract for office file and save electronically.

109. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.

117. Provide copies of signed Offer to Title agency.

118. Advise you in handling any additional offers to purchase that may be submitted between contract and closing.

119. Change status in MLS to “Under Contract”.

120. Assist buyer with obtaining financing, if applicable and follow-up as necessary.

121. Coordinate home inspection and handle contingencies, if any.

122. Contact lender weekly to ensure processing is on track.

123. Relay final approval of buyer’s loan application to you.

124. Review home inspector’s report.

125. Assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs.

126. Schedule Appraisal.

127. Provide comparable sales used in market pricing to Appraiser.

128. Follow-Up On Appraisal.

129. Coordinate closing process with buyer’s agent and lender.

130. Update closing forms and files.

131. Ensure all parties have all forms and information needed to close the sale.

“Mark has been invaluable in assisting with my daughter’s first townhome, selling my mom and dad’s townhome after they passed on, and selling my existing home and finding my new townhome. Mark is excellent with every aspect of buying and selling property, from preparation to financing and everything in between. Mark and Allison are like family to us!”

– Rick & Jan

132. Confirm closing date and time and notify all parties.

133. Assist in solving any title problems (boundary disputes, easements, etc).

134. Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing.

135. Research all tax, HOA, mortgage, utility and other applicable pro-ration

136. Request final closing figures from closing agent

137. Receive and carefully review closing figures on CD statement to ensure accuracy of preparation

138. Forward verified closing figures to buyer’s agent, lender and title coordinator

139. Request copy of closing documents from closing agent

140. Provide “Home Owners Warranty” for availability at closing.

141. Review all closing documents carefully for errors.

142. Coordinate closing with your next purchase and resolve any timing problems.

143. Attend your closing.

144. Arrange possession and transfer of home (keys, warranties, garage door openers, community pool keys, mail box keys, educate new owners of garbage days/recycling, mail procedures etc.).

145. Have a “no surprises” closing and present seller a net proceeds check at closing.

146. Tie up any loose ends from buyer walk through at closing, if necessary.

147. Change MLS listing status to Sold. Enter sale date and price, selling broker and agent’s ID numbers, etc.

148. Answer questions about filing claims with Home Owner Warranty company if requested.

149. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.

150. Respond to any follow-on calls and provide any additional information required from office files.

151. Help you relocate locally, or out of area with highly experienced agents across the globe — you are sure to have the highest quality agent to help you on both sides of your move to make it worry and stress free.

Why Choose Blue Ribbon?

Blue Ribbon Home Warranty is here when you need us, all day, every day. Our team has you covered with our top-quality, local contractors and award-winning service.

Benefits For Homeowners

Protect your budget from common, unforeseen repairs

Access to top local contractors

Supplements your homeowners insurance

Renewable and transferable

Benefits For property managers

Protect property owner’s budget

Complimentary pre-inspection*

Convenient payment plans

Billable to owners or property managers

What is covered under a blue ribbon Home Warranty?

COVERED ITEMS

Heating System

Ductwork

Plumbing System

Water Heater

Built-in Whirlpool Tub

Sump Pump

Electrical System

Garage Door Opener

Central Vacuum

Ceiling Fan

Doorbell (wired)

Kitchen & Bathroom

Exhaust Fans

Refrigerator

Oven/Range

Dishwasher

Over the Range Microwave

Garbage Disposal

Trash Compactor

Washer

Dryer

Central A/C, Evaporative

Cooler, Heat Pump or Whole House Fan

Blue Ribbon Premier Upgrade

Maintenance Plan

2nd Garage Door Opener

3 Items From Additional Items Menu

Additional or duplicate items available for ALL plans

• Refrigerator

• Stove

• Built-in double oven

• Over the range microwave

• Dishwasher

• Trash compactor

• Central vacuum

• Garbage disposal

• Washer

• Dryer

• Garage door opener

• Gas fireplace

• Sump pump

• Roof

• Well pump

• Septic tank

• Sewage ejector pump

• Pool

• Hot tub

• Pool & hot tub with common equipment

• Heating system

• Water heater

• A/C, evaporative cooler or whole house fan

• Blue Ribbon Premier Upgrade

• Preventive Maintenance Check & Cleaning

• Supplemental Coverage See contract for details

Call for special pricing on multiple unit dwellings

blue ribbon is your local Home Warranty Company

• 14 months of protection

• Colorado-owned and operated since 1985

• High quality service 24/7 year-round

• Access to trusted local contractors

• Accredited member of all Better Business Bureaus in Colorado

• Top 300 Small Businesses in the West

SILVER GOLD PLATINUM

blue ribbon Home Warranty

COLORADO OWNED & OPERATED SINCE1985

1. COMPLETE APPLICATION

WARRANTY Application

Warranty ordered by q Homeowner q Property Manager

Other_______________________________________________

Premium to be paid by q Homeowner q Property Manager

Other_______________________________________________

HOMEOWNER

Name(s) _____________________________________________

Phone_______________________________________________

Pre-inspection includes all covered systems in the Silver, Gold or Platinum Plan. Mechanical systems and all appliances to be covered must be up and running at time of inspection. A non-refundable fee of $75 will be charged in advance. Inspection may not be available in some areas. This charge will be applied to the warranty premium.

Address of property covered q Vacant

City______________________ State_________ ZIP__________

Has this property been bought or sold within the last 30 days?

q Yes q No

Owner mailing address (if different than covered property)

City______________________ State_________ ZIP__________

Property manager (if applicable)

Name_______________________________________________

Address______________________________________________

City______________________ State_________ ZIP__________ Phone_______________________________________________

HOW DID YOU HEAR ABOUT US?

q Web page q Friend q Realtor q Lender q Prior Customer

q Other______________________________________________

ACCEPTANCE OF COVERAGE

By submission of this application, the applicant agrees to be bound by the terms and limitations of the coverage contract and authorizes homeowner or others to pay total warranty fee to Blue Ribbon Home Warranty, Inc.

Signature_____________________________ Date___________

Signature_____________________________

2. SELECT YOUR COVERAGE

• Select your coverage options to enroll

• Call, email or go online to BlueRibbonHomeWarranty.com

IMPORTANT: For homeowners not selling or for rental property, coverage begins when payment is received and inspection is completed, Company accepts application and inspection report and issues a contract number. Payment plans require a $75 deposit, followed by 12 or 22 monthly payments.

Single Family Home

Silver Plan  q 14 months $375 or q $27.00 per month      $______ q 2 years $625 or q $26.75 per month

Gold Plan q 14 months $475 or q $35.75 per month

q 2 years $795 or q $35.00 per month

Platinum Plan* q 14 months $795 or q $64.00 per month

Condo or Town Home

Silver Plan    q 14 months $325  or q $22.50 per month

q 2 years $545 or q $22.50 per month

Gold Plan q 14 months $425 or q $31.50 per month

q 2 years $715 or q $31.00 per month

Platinum Plan* q 14 months $745 or q $59.50 per month $______ q 2 years $1245  or q $56.75 per month $______

*Please choose three additional items to be covered

Call for pricing on Duplex, Triplex and Fourplex properties or multi-family units

3. ADD ADDITIONAL OPTIONS

Add duplicate systems or items, or choose 3 additional items for the Platinum Plan (hot tub, pool or the combination each count as 2 additional items). Please call for 2-year pricing or to double coverage on kitchen and laundry appliances.

q $125 Heating system

q $95 Water Heater

q $125 A/C, evaporative cooler or whole house fan

q $95 Refrigerator

q $50 Stove

q $95 Built-in double oven

q $50 Dishwasher

q $50 OTR microwave oven

q $40 Trash compactor

q $50 Central vacuum

q $40 Garbage disposal

q $50 Washer

q $50 Dryer

q $50 Garage door opener

q $60 Gas fireplace

q $40 Sump pump

q $50 Roof

q $90 Well

q $50 Septic tank

q $75 Sewage ejector pump

q $150 Pool

q $150 Hot tub

q $195 Pool & hot tub combo (with common equipment)

q Blue Ribbon Premier Upgrade q $75 or q 2 years $150 $______

q Preventive Maintenance   q $75 or q 2 years $150 $______

Check & Cleaning

q Supplemental Coverage q $125 or q 2 years $250 $______

If heating system is excluded from Silver, Gold or Platinum Plan, subtract $70 from total cost. Excludes Condominium or Town Home Plan. No other discounts apply.

4. TOTALS

$________ Plan cost

$________ Additional options and upgrades

$________ Total due

We accept Visa, Mastercard and Discover by phone

Please make checks payable to Blue Ribbon Home Warranty

Blue Ribbon Home Warranty (“Company”) will help repair or replace at Company’s sole option, those systems and appliances that are covered by the terms and conditions of this contract, when they become inoperative due to normal wear and tear mechanical failure. Coverage is available for Homes, Condominiums, Town Houses, Duplex, Triplex, Fourplex, Multi-Family Units, Investment Property, Manufactured and Mobile Homes (manufactured after 1967). Coverage on lease options is available for lessee only. Limitations on coverage, terms and conditions are set forth in this contract.

Homeowner Coverage: Begins when payment is received, inspection is completed, Company accepts application and inspection report and issues a contract number. Company will provide a pre-inspection (see application for details) as long as warranty is paid for. Pre-inspection may not be available in some areas. Homes, Condominiums, Town Houses, Duplex, Triplex, Fourplex, Multi-Family Units, Investment Properties, plus Manufactured and Mobile Homes (manufactured after 1967) are covered up to 14 months or 2 years.

DECLARATION

1. Covered items must be in place and in good and safe working order at the start of coverage. Unknown pre-existing conditions will be covered if, at the time coverage began, the defects or malfunction would not have been known to the Homeowner or Home Inspector by visual inspection and by operating the system or appliance. Known defect or defects found at the time of the inspection are excluded from coverage until Company receives proof of completed repair. This contract only covers items within the perimeter of the main foundation and/or perimeter of the attached or detached garage and only covers one of each listed item, unless duplicate systems or duplicate appliances have been paid for. Unless an item is listed as being covered, it is excluded.

2. Additional Coverage may be added to contract within the first 30 days if items are in good and safe working order.

3. Company is not liable to perform routine maintenance without the addition of Preventive Maintenance Plan.

4. No warranty or guarantee given by any outside person, firm or corporation shall be binding on Company.

COVERED SYSTEMS

SILVER PLAN

Plumbing: Leaks or breaks in water, waste, vent or gas lines, angle stops, risers, gate valves, shower and tub valves, toilet mechanisms, wax ring seal, stoppage in interior drain, waste and vent lines, permanently installed sump pumps, built-in bathtub whirlpool (drain and fill) motor and pump assemblies, garbage disposal and water heater. When necessary water heater replacement will be with like capacity up to 50 gallons. Excluded: Plumbing fixtures (faucets, sinks, toilets, tubs, showers, enclosures and base pans), urinals, power flush mechanisms, instant water dispensers, electronic controls, touch controls, caulking and grouting, stoppage in incoming water lines, water flow restriction caused by chemical or excessive mineral deposits, insufficient or excessive water pressure, pressure regulators, on demand systems, main sewer line, water softener, septic tanks, sewage ejector pumps, circulating pumps, sprinkler systems, saunas, steam rooms, timers, collapsed pipes, polybutylene lines or abs (manufactured in the mid 1980s) plastic piping, tanks (oil, pressure, expansion, storage or sidearm unit, etc.), sedimentary buildup, hose bibs or blockages caused by foreign matter. Dedicated plumbing associated with excluded items is excluded.

Electrical: Main panel, sub panels, breakers, switches, outlets, wiring, ground fault interrupters, junction boxes, exhaust fans, ceiling fans (excludes remote transmitter and light kits), doorbell

Sample contract

Homeowner Policy

and garage door opener. Excluded: Lighting fixtures, attic fans, intercom, burglar, smoke and fire alarms, chimes, low voltage lighting controls, garage door, springs, tracks, photo eye, transmitter, security touch pad and panels that have lost their UL listing. Dedicated electrical associated with excluded items is excluded.

Appliances: Oven, range, dishwasher, trash compactor, over the range microwave oven, central vacuum system (motor), refrigerator (including icemaker and dispensing equipment). Note: Built-in double oven will be covered as a typical oven if additional fee has not been paid and it is the only oven. Excluded: Clocks or self-cleaning mechanisms (unless it affects the function of the oven), timers, rotisserie, meat probes, interior lining, door glass, tubs, water reservoirs, refrigerant and refrigerant recapture, ceramic and glass stove tops, sensi-heat burners, refinishing or replacement of counter tops, cabinets, tile and floors, portable dishwashers, countertop microwave ovens, appliance knobs and handles, lights, tracks, removable baskets, lock and key assemblies, springs and hinges, multi-media displays or food spoilage.

Heating Systems: Gas, electrical, electrical perimeter heating, baseboard convectors, hot water system, burners, thermostats, motors, gas valves and relays. Note: Dual pack or Heat pump (air, water or ground geothermal) is covered if plan includes heating and cooling system coverage. Excluded: Portable units, wall units (that are not main source of heat to the home), filters, electronic air cleaners, humidifiers, registers, tanks (oil, pressure, expansion, storage or sidearm unit, etc.), circulating pumps, fill valves, backflow preventers, purging, steam systems, glycol filled systems, stoppages in water lines, water flow restrictions, chemical or mineral deposits, baseboard casings, fireplaces and key valves.

Ductwork: Sheet metal that has become detached at the registers or grills. Excluded: Flue ducts, vent dampers and power vent unit, zone damper systems, registers or grills, collapsed, crushed or improperly sized systems.

GOLD PLAN

Covers all Silver Plan items, plus washer, dryer, one cooling system (ducted air conditioner or evaporative cooler or whole house fan).

PLATINUM PLAN

Covers all Gold Plan items, plus Blue Ribbon Premier Upgrade, Preventive Maintenance Check and Cleaning, a second garage door opener, and three items from additional items list on application (items must be included in sale and in good working order when they are added). Note: Hot tub, pool or the combination, each count as two additional items.

ADDITIONAL COVERAGE

Choose from additional items list on application for pricing or adding “Duplicate and/or Additional” items to a plan.

Washer and/or Dryer: All mechanical parts. Excluded: Plastic mini-tubs, soap dispensers, filter screens, knobs, dials, springs and hinges, venting or lint screens and damage to clothing.

Ducted Air Conditioning System, Evaporative Cooler or Whole House Fan: Compressors, condensers, motors, thermostats and refrigerant leaks. Note: Coverage on the cooling system is contingent upon receipt of Company approved inspection report done while unit is up and running. If Company approved inspection has not been performed, please call Company to schedule inspection (cost $65). Inspections done May through October, weather permitting. Excluded: Refrigerant and refrigerant recapture, conversion, condenser casings, roof jacks, stands, registers, filters, electronic air cleaners, gas air conditioners, window and wall units that are not ducted. Note: If the Company determines that the air conditioning unit must be replaced, the Company will

replace with comparable unit meeting current federal, state and/ or local government efficiency standards.

Roof: Covers leaks only. Excluded: Patio, porches, decks, metal roofs, masonite (hardboard, omni board, woodruff) shingles or cemwood shakes, tiles, asphalt, flashing, skylights, or if roof has deteriorated to such an extent that it can’t be fixed or needs to be replaced.

Gas Fireplace: Gas valve, pilot assembly, thermocouple and blower fan. Excluded: Manufactured logs, glass doors and remotes.

Pool and/or Hot Tub (including Salt Water Pool): All parts of the heating and pumping systems. Pool and/or hot tub (including exterior hot tub) are covered if they use common equipment. If they do not use common equipment, only one or the other is covered, unless an additional fee is paid. Note: Coverage on the hot tub and/or pool is contingent upon receipt of Company approved inspection report done while unit is up and running. If Company approved inspection has not been performed, please call Company to schedule inspection (cost $65). Excluded: Pool sweep motors, lights, liners, filtration system, jets, control switches, computerized control boards and ozonator, fuel storage tanks, built-in or detachable cleaning equipment including pop-up heads, turbo valves or covers.

Well Pump: All parts of well pump used for main dwelling only. Well must be primary water source to residence. Excluded: Well casings, tanks (pressure, expansion, holding or storage, etc.), gauges, piping, control panels, electrical lines leading to or connecting pressure tanks and main dwelling or re-drilling of wells.

Septic/Dry Refuse Tank (for domestic use only): We will clear main line stoppages that can be cleared through an existing access. If the stoppage is due to septic backup, we will pump the septic tank once during the contract term. Excluded: Broken or collapsed sewer lines, roots, stoppages that prevent the effective use of any sewer machine cable, cost of finding or gaining access to septic tanks, cost of sewer line hookups, disposal of waste, chemical treatment of the septic tank and/or sewer lines, tanks or leach lines, cesspool, any mechanical pump or systems and excavation.

Sewage Ejector Pump/Lift Station: Failure of ejector pump if located within the main dwelling. Excluded: Sewer line and inaccessible pump.

BLUE RIBBON PREMIER UPGRADE - (PUG) (included in Platinum Plan): Appliances: rollers, racks, removable baskets, rotisseries, handle knobs, buckets, lights, lock and key assemblies and shelves. Air conditioning: window unit. Garage Door: hinges, springs and remote. Plumbing: main sewer line cleaning, faucets (chrome), shower heads and arms, toilet tank and bowl (2 pieces white), urinals, power flush mechanisms, hose bibs (excludes freezing), pressure regulators and hot water dispenser. Heating system: registers and grills. Maximum limit $120 per system per contract period.

PREVENTIVE MAINTENANCE CHECK AND CLEANING(PMC) (included in Platinum Plan): At your request and with the payment of the co-pay per item, we will perform one preventive maintenance check per item during the term of this contract on any of the following covered items: kitchen appliances, laundry appliances, water heater, heating system, cooling system, and garage door opener. Note: Co-pay is not waived on renewals.

SUPPLEMENTAL COVERAGE - (SHC): Additional coverage for boiler: circulating pump and fill valve. Tank-less water heater: all mechanical components. Code upgrades associated with necessary heating system, air conditioner and water heater replacement. Power Vents. Maximum limit: $1400 per contract.

TERMS OF COVERAGE

Service: When service is needed, you must telephone Company directly within three days after the problem is discovered, 303.986.3900 or Toll Free 800.571.0475. Company accepts service calls 7 days a week, 24 hours a day.

1. Service technicians are chosen by Company, in its sole and absolute discretion. Homeowner, Investor or their Tenant agree to pay the $65 co-pay for each service call and are responsible for all charges, if not covered. If technician is not available, the Company may authorize Homeowner, Investor or their Tenant to contact a local technician. Company will reimburse for covered claims with a valid authorization code (minus co-pay) on invoices submitted within 30 days of claim. Homeowner, Investor or their Tenant are responsible for any trip/fuel charges that may be assessed and for missed service calls. Payment should be made to the Company’s service technician at the time the work is performed. Company will have no further responsibility under this contract and will not respond to any new request for service, when any previous bills are outstanding. Failure to pay such fees will result in suspension of coverage until the fees are paid. At that time, coverage will be reinstated, but the contract period will not be extended.

2. Service Guarantee: A service technician will respond within 24 hours of your placed service call to schedule an appointment or the co-pay may be waived. Homeowner, Investor or their Tenant are required to be available for contact, service and to establish necessary appointments. Limitations: Weekends and holidays (weekends and holidays begin at 5 p.m. the previous day). Non-emergency repairs will be made during normal business hours. If you should request us to perform non-emergency service outside of normal business hours, you will be responsible for payment of additional fees, including overtime. Reasonable efforts will be made to expedite service in emergencies. Company will decide what constitutes an emergency.

3. Any repair or replacement of systems and appliances under this contract is warranted for 30 days. If such system or appliance fails for similar reasons after this time, an additional co-pay will be incurred by the Homeowner, Investor or their Tenant to address the problem. Co-pays and charges will be paid by the Homeowner, Investor or their Tenant in accordance with the service technician’s usual rate schedule existing at the time that services are rendered. There may be an additional fee charged by the service technician to dispose of old system and appliance after completion of work.

4. Any calls for service must be made within the contract period.

EXCLUSIONS AND LIMITATIONS OF LIABILITY

1. The Company has the sole right to select the technician to perform service, is not liable for service performed without its approval and will not reimburse the policy owner for unauthorized repairs.

2. Company has the sole right to determine whether to correct a malfunction by repair or replacement. Parts and replacements will be with similar quality and efficiency, except as noted in contract. Company is not responsible for matching dimensions, brand or color of covered items or for repairs arising from manufacturer’s recall of covered items or any items while still under an existing manufacturer’s, distributor’s or other warranty. Company is not responsible for the disposal of any items, including any haul-away fees.

3. This contract does not cover systems or appliances for repairs, upgrading or replacements required as a result of improper installation, inadequate wiring, capacity, lack of efficiency, overloads, power failures, missing parts, failure to clean or maintain, neglect,

misuse, noise, rust or corrosion, parts not available, discontinued parts, fire, smoke, earthquake, storms, lightning, flood, water, freezing, roots, theft, accidents, war, riots, vandalism, settlement of earth, pest or pet damage, acts of God, conditions beyond Company’s control and any problems caused in any fashion as a result of asbestos or other toxic materials.

4. Company will not upgrade or pay for additional cost or expenses that may be required to complete repairs due to, but not limited to, building or zoning code requirements or violations and connection or disconnection from public utilities. This includes city, county, state, federal and utility regulations and upgrades required by law and cost of permits, if required, at time of service.

5. If Homeowner, Investor, Tenant or other service technician alters, installs, repairs or modifies any system or appliance covered by this contract or damages it in the course of any remodeling, installs, repair or misuse, Company is no longer obligated to provide coverage or service with regard to that item.

6. This contract does not cover systems or appliances that are underground, encased in concrete or otherwise inaccessible. Company will restore drywall to a rough finish when it is necessary to open walls to complete covered repairs. Company is not responsible for trim, texture, paint, wallpaper, tile, wood, carpet or the like which in any respect may be damaged as a result of the Company’s attempts to repair or replace systems and appliances covered by this contract. Company is not responsible for the costs of finding, gaining or closing access to covered items or for additional charges to remove or install related or non-related equipment to make a covered repair or replacement.

7. Homeowners, Investors and Tenants only remedy for damages from liability claim against the Company, regardless of the form of action, shall not exceed the reasonable market cost for repair or replacement of item in dispute and shall not include consequential, secondary, special, punitive or other damages.

8. Company is not responsible to repair or replace systems and appliances classified by the manufacturer as “commercial” or commercial equipment modified for domestic use, or residential properties used in a commercial venture.

9. Common systems, appliances, areas and facilities are not covered unless the plan is for an approved duplex, triplex or fourplex property and owned by the party named in this contract. Units of five or more must be covered individually.

10. Solar systems, equipment and components, including solar heating and hot water systems and holding tanks, are not covered.

11. Electronic or computerized management and appliance management systems are not covered.

12. Maximum coverage shall be up to $2000 for each gas, electrical and hot water heating system, heat pump, dual pack, air conditioner or evaporative cooler, $1600 for electrical system, hot tub or pool, $1000 for each water heater, $750 for each refrigerator, $250 for each icemaker (icemaker repairs also count towards refrigerator maximum), $250 for hood, kitchen or bathroom exhaust fans, $600 for each sewage ejector pump, garage door opener, kitchen or laundry appliance, $1500 for each built-in double oven (double coverage not available on built-in double oven), $1000 for each gas fireplace, $800 for each whirlpool tub, $1200 for each well pump, $500 for septic system pumping , $350 for roof leaks, $250 for lead or galvanized piping, per contract term and $120 for each ceiling fan or drain cleaning. Company reserves the right to issue cash back on any item covered by contract in lieu of repair or replacement. Cash reimbursements are based on our negotiated rates with our suppliers for repairs or replacements. Accounts

receivable and outstanding balances may be deducted from any claims over $100. An administrative fee, up to 8%, will be charged on all monthly billings. Cash reimbursement transactions are valid for 90 days.

13. Foundation or structural elements, including but not limited to walls, concrete, beams or similar structural components and cosmetic defects or design flaws are not covered by this warranty.

14. This contract may be governed by the provisions of the “Colorado Consumer Protection Act” or the “Unfair Practices Act”, Articles 1 and 2 of Title 6, C.R.S. and the homeowner may have a right to civil action under such laws, including obtaining the recourse or penalties specified in such laws. The losing party in any legal dispute involving this contract shall pay the prevailing party’s court costs and attorney fees.

15. Please see Declarations, Covered Systems and Additional Coverage sections for additional limitations.

CANCELLATION AND TRANSFER

1. Company may declare this contract void

i. in the event of fraud or of material misrepresentation by Homeowner, Tenant or Representatives of any fact or circumstance relating to the systems or appliances covered by this contract.

ii. premium, co-pay or accounts receivable not paid. Accounts receivable may be turned over to collections if not paid within 60 days.

iii. in the event of a threat to harm, or actual harm to the safety or well being of Company, any employee of Company, a Service Contractor, or any property of Company or a Service Contractor.

2. This warranty policy is transferable, agreement remains with the property and may be extended for an additional fee.

3. Homeowner may cancel this policy upon 10 days prior written notice to the Company, and shall be entitled to a pro rata refund of the paid contract fee for the unexpired term, less an administrative fee (10% of the contract price) and any costs or expenses incurred by Company in providing services to the homeowner, including costs/expenses paid by Company for service calls and parts. Homeowner shall be liable to pay Company any amounts exceeding the contract price due to costs or expenses incurred by the Company and costs/expenses relating to the warranty services. Homeowners who pay on a monthly basis for a specific coverage period may cancel this policy upon 10 days written notice to the Company and shall then pay to Company the total monthly payments due up to and including the date of cancellation, plus an administrative fee (10% of the contract price) and any costs or expenses incurred by Company in providing warranty services to the homeowner from the start of the contract term until the date of cancellation, including costs/expenses paid by Company for service calls and parts.

RENEWALS

1. Upon receipt of payment, Company may elect to renew this contract at Company’s option, contract owner will be notified by mail and contracts are for 12 months of coverage.

2. Fourth term of coverage will be provided free, upon property owner’s request, as long as Company has paid no claims for three consecutive terms. New Construction Plans excluded.

3. Homeowner acknowledges that each party or parties have read, understand and agree to the terms and conditions of this contract and acknowledge receipt of an exact copy of this contract.

Terri Lane

blue ribbon Home Warranty Incorporated

This contact and its contents are subject to copyright and are the exclusive property of Blue Ribbon Home Warranty, Inc. Copying, reproducing, or facsimile is prohibited without prior written authorization of Blue Ribbon Home Warranty, Inc. Prices and terms are subject to

NOTES

NOTES