Starting July 1, every Colorado homeowner with a private-market policy has the legal right to see their wildfire risk score.
House Bill 25-1182 takes effect that day. Insurers will be required to disclose the wildfire risk score they assigned to your property, explain the model behind it, show what mitigation steps would lower it, and give you a process to appeal it. Insurance Commissioner Mike Conway has said some homeowners are already seeing reductions before the law goes live, just from the pressure of it coming.
For anyone buying or selling a luxury home in Breckenridge, or Colorado mountain real estate more broadly this summer, the practical takeaway is simpler than the law itself. Insurance is a due diligence item. Treat it like one.
The pattern I see on the buy side: clients underestimate how long it takes to actually shop carriers in Summit County. They wait until they are under contract, get one quote, then realize they need three. Deadlines slip. Extensions get requested. Sellers get nervous. Deals that should close on time start carrying friction that did not need to be there.
The fix is unglamorous. Start the insurance conversation the same week you start the loan conversation. Get three quotes, not one. Ask each carrier specifically what wildfire mitigation they credit and what documentation they require. After July 1, ask for the risk score in writing.
The new law gives buyers and owners more leverage than they have ever had on this. Use it early, not at the inspection deadline.