If you're an agent vetting a listing or an investor sizing up a deal, you often need to know who owns a property and what's recorded against it — fast, and without the cost or turnaround of a full title commitment. In Colorado, the tool for that is an Owners & Encumbrances report, usually called an O&E.
Here's what an O&E is, what it isn't, and how to order one from me.
What an O&E report is
An Owners & Encumbrances report is a limited search of the public record for a single property. It answers the two questions that drive most early-stage decisions:
- Who owns it — the current vested owner(s) and how title is held, based on the last recorded deed.
- What's recorded against it — the encumbrances: mortgages/deeds of trust, liens (tax, mechanic's, judgment, HOA), easements, and other recorded documents.
It's a research product, not an insured product. Think of it as a snapshot of what the county records show today — enough to make a go/no-go call before you spend money on a full title search.
What an O&E is not: O&E vs. Title Commitment
This is the distinction that trips people up. An O&E and a title commitment are built for different jobs. The table below lays it out.
| Feature | O&E Report | Title Commitment |
|---|---|---|
| Purpose | Quick research — who owns it, what's recorded | Prepares to insure title for a closing |
| Insurance backing | None — informational only | Backed by a title insurance policy commitment |
| Depth of search | Limited public-record search | Full title exam (chain of title, requirements, exceptions) |
| Requirements & exceptions (Schedules B-1 / B-2) | Not included | Included — spells out what must be cleared and what's excluded |
| Typical cost | Low (research fee) | Higher — tied to policy premium |
| Typical turnaround | Fast (often 24–48 hrs) | Longer |
| Best for | Prospecting, deal analysis, lead vetting, farming | An actual purchase/refinance going to closing |
| Liability if wrong | No coverage for errors/omissions | Insured against covered title defects |
The short version: use an O&E to investigate, and a title commitment to close. An O&E will tell you a property has a second lien and an HOA; a commitment tells you exactly what has to be paid, released, or excepted before a clean policy can issue.
When each one makes sense
Different tools for different moments in a deal:
| Your situation | Reach for… |
|---|---|
| Checking ownership before a listing appointment | O&E |
| Sizing up a wholesale or fix-and-flip deal | O&E |
| Confirming liens before making an offer | O&E |
| Building a farm / mailing list with accurate owner names | O&E |
| A property under contract heading to closing | Title Commitment |
| A refinance that needs an insured policy | Title Commitment |
What's typically in an O&E
- Vested owner(s) and vesting deed reference
- Legal description of the property
- Open deeds of trust / mortgages
- Recorded liens — tax, judgment, mechanic's, HOA
- Easements and other recorded encumbrances
- Property tax status (as recorded)
Scope can vary by request, so if you need something specific — say, a two-owner-deep chain or a particular date range — just tell me when you order.
How to order an O&E in Colorado
Ordering is simple: contact me directly. There's no portal to wrestle with — send me the property address (a parcel/schedule number helps but isn't required) and what you're trying to figure out, and I'll take it from there.
- Email: ben.gosz@ctt.com
- Phone: 719.602.9431
Tell me the address, the county, and your deadline, and I'll get your O&E back to you quickly.
Frequently asked questions
Is an O&E report the same as a title search?
It's a limited version of one. An O&E searches the public record for current ownership and recorded encumbrances, but it doesn't include the full title exam, requirements, and exceptions that a title commitment does. It's meant for research, not for closing.
Can I rely on an O&E to close a transaction?
No. An O&E is informational and isn't backed by title insurance. When a property goes under contract, you'll want a title commitment so the transaction can be insured and closed properly.
How fast can I get an O&E?
Turnaround is typically quick — often within 24–48 hours — depending on the county and the scope of the request. If you have a hard deadline, tell me when you order and I'll work to it.
What information do you need from me to order one?
At minimum, the property address and county. A parcel or schedule number helps but isn't required. Let me know what you're trying to determine (ownership, liens, easements, etc.) so I can make sure the report covers it.
Does an O&E cost the same as a title commitment?
No — an O&E is a lower-cost research fee, while a title commitment's cost is tied to the title insurance premium. That price difference is a big part of why the O&E is the right tool for early-stage research.
Who typically orders O&E reports?
Real estate agents vetting listings and building farm lists, and investors and wholesalers analyzing deals and confirming liens before making offers. If that's you, an O&E is usually the most cost-effective first step.
Ready to order an O&E?
Send me the property address and I'll get your report back to you fast.