Colorado brokers work from Commission-approved forms, which is a genuine advantage: the documents are standard, the other side knows them, and the structure of a transaction is legible from the paperwork. The cost is that there are a lot of them, and the ones you touch rarely are the ones you have to look up.
How the forms system works
The Colorado Real Estate Commission approves the standard forms used in residential transactions, and the Division of Real Estate publishes them. Brokers use them for standard transactions, and versions are revised periodically — which is why the version reference matters and why the Division, not a vendor and not this page, is the authority on what is current.
Form names carry a number and usually a revision suffix. NTC43R-6-16 is the Inspection Resolution, revised 6/16. When a form is revised, the number stays and the suffix moves.
The contract and negotiation
| Form | What it does |
|---|---|
CBS1 Contract to Buy and Sell Real Estate (Residential) | The purchase contract. Terms, price, inclusions, financing, and the Dates and Deadlines table that drives the whole transaction. |
CP40 Counterproposal | Changes terms on a contract that has not yet been accepted. The instrument of negotiation — and the place deadline errors are most often introduced. |
AE41 Agreement to Amend/Extend Contract | Changes a term or moves a deadline after the contract is executed. The only clean way a deadline moves. |
Listing and representation
| Form | What it does |
|---|---|
LC50 Exclusive Right-To-Sell Listing Contract | The listing agreement between broker and seller. |
BC60 Exclusive Right-To-Buy Listing Contract | The buyer representation agreement between broker and buyer. |
Disclosures
| Form | What it does |
|---|---|
SPD Seller’s Property Disclosure (Residential) | The seller’s disclosure of the property’s condition, section by section — structure, systems, environmental, and other known adverse material facts. |
SF94 Square Footage Disclosure | States how square footage was measured and what the source was. |
SWA35 Source of Water Addendum | Discloses where the property’s water comes from. Consequential in much of Colorado. |
Objections and resolutions
Each contingency in the contract has its own notice, and using the right one matters — these are the forms that exercise a right within a deadline.
| Form | What it does |
|---|---|
NTC43 Inspection Objection Notice | The buyer’s written objection to what the inspection found. |
NTC43R Inspection Resolution | What the parties agreed to do about the objection, signed by both. |
TON45 Title-Related Objection Notice | The buyer’s objection to something in record or off-record title. |
AVN44 Appraised Value Objection Notice | The buyer’s objection on appraised value. |
Closing
| Form | What it does |
|---|---|
CL8 Closing Instructions | Engages and instructs the closing company. Signed by buyer, seller and the closing company. |
Which form for which situation
| The situation | The form |
|---|---|
| The inspection found things the buyer wants addressed | NTC43, then NTC43R |
| Both sides agreed to push the closing date back a week | AE41 |
| The seller wants to change the price before accepting | CP40 |
| The appraisal came in below the contract price | AVN44 |
| There is an easement in the title commitment the buyer cannot live with | TON45 |
| Taking a new listing | LC50, plus SPD, SF94 and SWA35 as they apply |
| Signing a new buyer client | BC60 |
Generating them without retyping the deal
Nexus renders every form above as an exact replica of the Commission-approved document, filled from what the transaction already knows — the parties, the property, the price, the dates — and routes it for signature in the order the document requires. The replicas are checked against the published PDFs page by page, because a form that is nearly right is worse than no form at all. See Colorado transaction management.
Questions
The Colorado Division of Real Estate publishes them at dre.colorado.gov. That is the authority on which version is current; software vendors track it, including this one.
For standard residential transactions, Commission-approved forms are what Colorado brokers use. The rules around form use, and the narrow situations that sit outside them, are a question for your managing broker and the Commission’s own rules.
Timing. A counterproposal changes terms before the contract is accepted; an amend/extend changes them after it is executed. Using the wrong one is a real error, not a formality.
Yes, electronic signature is standard practice in Colorado residential transactions. What matters in practice is the order of signing — many of these documents require a specific sequence.