Denver Law Requires Licenses for All Property Managers

Masters Real Estate • September 14, 2022

What's the scoop?

Beginning in 2024, all single and multi-family properties within the city and county of Denver will be requiring a license to manage them, even if they are self-managed. This goes for anything that is not considered single family housing. Unfortunately, there will changes in the single family realm as well...Beginning on January 1, 2024, a license will be required for any person to offer, provide, or operate a residential rental property consisting of a single unit. This includes single-family homes, single units within a rowhouse, and single units in an apartment building or condominium. Primary residences offered as short-term rentals (less than thirty days) may be exempted from the City’s separate residential licensing requirement.


All residential property managers must obtain a license from the city

You're probably wondering, what exactly is a property manager? A property manager is someone who manages real estate for a fee. Some common tasks performed by property managers include:

  • collecting rent payments from tenants
  • communicating with tenants on repairs and lease violations
  • handling disputes between tenants and landlords
  • dealing with maintenance issues and repairs

The new law requires all residential property managers/ home owners to obtain a license from the city. The license will last for 4 years. The new laws will take effect on January 1 2023 (multi-family) followed by January 1 2024 (for Residential) . If you are currently a property manager or a home owner managing your property, be ready for these changes.


The cost of a property manager’s license will be based on the number of units managed

The cost of a property manager’s license will be based on the number of units managed. For example, if you manage one unit in Denver, you must pay $50 per year; if you manage two unit to ten units, you must pay $100 per year; and so on. The fee is paid by either the property owner or property manager.


This may have an impact on rental values in the area

This law could have a significant impact on rental values in the area, as well as home ownership. When individuals are required to obtain a license for property management, there is an increased cost that must be passed on to the tenant.

As one of the most popular parts of Denver, this change could mean that you'll see increases in your monthly rent or home sale price in order to offset the licensing fees and other expenses associated with complying with this new regulation.


Denver laws requiring inspections

Now that we have covered rentals and inspections, let’s go over how this new law will affect the rental market. Inspections have a cost associated with them; most inspections are $300-500. This is going to bring a larger burden to the Owners of these rentals, which in turn may cause rentals to go up in price more than we have seen in the last year.


What is an inspection?

  • An inspection is a full run down of the whole home/ condo, requiring access by a licensed inspector.


How often are inspections required?

  • Every four years
  • Inspections may be required more frequently depending on the type of building, use or occupancy and/or the presence of any identified deficiencies.


What is the purpose of inspections?

  • Inspections are good for everyone but costly, inspections cover the owner from liability if the tenant destroys something in the property and tries to put it on the owners. They also protect the tenant from bad living situations.


This could be good for consumers

This is a good thing for consumers as it imposes some standards on what you can expect from someone who's licensed.. It will help them protect themselves from bad property managers and make sure they are getting the best service possible. The regulations will also give landlords a better sense of security when it comes to their investments. If they know that the property manager they choose has been through the rigorous changes in past years, they can be more confident in the decision.

We hope that you enjoyed reading about the new law in Colorado. As always, we’ll keep you up to date with any updates on this legislation and other legal developments that affect your business.


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Understanding Denver Landlord Laws: A 2025 Guide for Property Owners

By Masters Real Estate • May 19, 2025
Understanding Denver Landlord Laws: A 2025 Guide for Property Owners Navigating Denver’s landlord-tenant laws is crucial for property owners to ensure compliance and maintain positive relationships with tenants. Recent legislative changes have introduced new responsibilities and protections, making it essential for landlords to stay informed. 🏠 Residential Rental Property Licensing in Denver As of May 3, 2021, Denver requires all residential rental properties—whether single-unit, multi-unit, or accessory dwelling units—to obtain a rental license. This initiative aims to uphold minimum housing standards and enhance tenant safety. To obtain a license, landlords must pass an inspection conducted by a third-party company. Renters can verify online if their residence is properly licensed. 🛠️ Warranty of Habitability: Tenant Protection Updates Effective May 3, 2024, Senate Bill 24-094 introduced significant changes to Colorado's warranty of habitability laws, enhancing tenant protections. Remedial Action Timelines : Landlords must initiate repairs within 72 hours for non-emergency issues and within 24 hours for conditions that materially affect health or safety. Completion Deadlines : Repairs should be completed within 14 days for standard issues and 7 days for emergencies, unless circumstances beyond the landlord’s control prevent timely completion. Tenant Notice : Landlords are considered to have notice of an issue if there is any written communication indicating the condition exists or may exist. Comparable Housing : If a unit becomes uninhabitable, landlords must provide a comparable dwelling unit or hotel room for up to 60 days. Record Keeping : Landlords are required to maintain records of all communications and actions taken regarding habitability issues. 🐾 Pet Ownership and Rental Policies Starting January 1, 2024, House Bill 23-1068 introduced new regulations concerning pets in rental properties: Pet Deposits : Landlords can charge a refundable pet security deposit up to $300 per pet. Pet Rent : Monthly pet rent is capped at $35 per pet or 1.5% of the monthly rent, whichever is greater. Insurance Considerations : Insurance companies cannot refuse coverage or increase premiums based solely on a dog's breed, unless the dog is known ⚖️ Eviction Protections and Lease Terminations House Bill 24-1098, effective in 2024, established stricter regulations for evictions and lease terminations: Just Cause Requirement : Landlords must provide a valid reason to evict a tenant or refuse to renew a lease, preventing arbitrary lease terminations. Retaliation Prohibition : Landlords are prohibited from retaliating against tenants who exercise their legal rights, such as reporting uninhabitable conditions. These protections aim to provide tenants with greater housing stability. 🏘️ Shared Housing and Occupancy Limits House Bill 24-1007, effective in 2024, removed restrictions on how many unrelated individuals can live together in a rental property. This change allows more flexibility for shared housing arrangements, helping families and roommates manage housing costs. 📃 Lease Agreement Restrictions Recent legislation has introduced limitations on certain provisions in residential lease agreements: Prohibited Clauses : Lease agreements cannot include waivers of the right to a jury trial or the right to pursue class-action claims. Utility Charges : Landlords cannot charge fees for utilities or services that are considered part of the rent. Fee Markups : Landlords can only mark up third-party service fees by 2% or $10 per month, whichever is less. 📌 Resources for Landlords Denver provides several resources to assist landlords in complying with local regulations: Residential Rental Property Licensing : Information on obtaining and maintaining a rental license. Tenant and Landlord Resources : Guides on tenant rights and landlord obligations. Business Licensing Center : Access to licensing applications and support. Staying informed about Denver's landlord laws is essential to ensure compliance and foster positive tenant relationships. By understanding and adhering to these regulations, property managers and landlords can contribute to a fair and equitable rental market in Denver. We stay on top of the laws so our homeowners down have to. Let us know if you need property management services!

Why You Should Consider Investing in Real Estate

By Masters Real Estate • May 1, 2025
In a world of financial uncertainty and volatile markets, real estate remains one of the most stable and rewarding investment options available. While no investment is without risk, real estate offers a unique blend of predictability, tangible value, and long-term financial growth. Whether you're a seasoned investor or just beginning your financial journey, here’s why real estate should be on your radar. 1. Tangible Asset with Intrinsic Value Unlike stocks or cryptocurrencies, real estate is a physical asset. You can see it, touch it, and leverage it in different ways. A property will always have intrinsic value due to the land it sits on and the structure itself. Even during economic downturns, real estate retains value better than many other assets. 2. Steady Cash Flow Through Rental Income One of the most attractive features of real estate investment is the potential for consistent cash flow. Rental properties generate monthly income that can help cover your mortgage, property taxes, maintenance, and still leave profit. Over time, as rental rates increase and mortgages are paid down, that cash flow becomes increasingly profitable. 3. Appreciation Over Time Historically, real estate has appreciated in value. While markets fluctuate, the long-term trend is upward. Strategic investments in growing areas can yield significant returns, especially when paired with property improvements or redevelopment. This appreciation boosts your net worth and can be a key part of building generational wealth. 4. Leverage to Increase Investment Power Real estate allows investors to use leverage—borrowing money to purchase property. With a relatively small down payment, you can own a much larger asset, which increases your potential return on investment. As your equity in the property grows, you can refinance or reinvest in additional properties. 5. Tax Advantages Investing in real estate offers various tax benefits. These include deductions for mortgage interest, property taxes, operating expenses, depreciation, and even repairs. Many investors also benefit from deferred taxes through 1031 exchanges when selling one property and buying another. 6. Diversification and Stability Adding real estate to your investment portfolio diversifies your holdings, reducing risk. Real estate often behaves differently than stocks or bonds, providing a buffer during market volatility. This stability makes it an attractive choice for conservative and aggressive investors alike. 7. Inflation Hedge Real estate acts as a natural hedge against inflation. As the cost of living rises, so do rents and property values. This means your investment keeps pace with, or even outpaces, inflation—protecting your purchasing power over time. 8. Control and Customization Unlike most investments, real estate offers a high degree of control. You choose the property, the financing, the tenants, and how to manage and improve the asset. This hands-on approach lets you directly impact your investment's performance. Real estate investing is not a get-rich-quick scheme—but it is a powerful, time-tested strategy for building wealth. With proper planning, research, and financial management, real estate can offer steady income, long-term appreciation, and the peace of mind that comes from owning a tangible, valuable asset. Whether you’re looking to supplement your income, plan for retirement, or leave a legacy, real estate deserves a place in your investment portfolio. Get in touch with our Broker, Eugene, if you're ready to invest! 720.421.2509

Why Now is a Good Time To Invest in Denver Real Estate

By Masters Real Estate • April 24, 2025
If you're looking for a smart place to put your money in 2025, Denver should be at the top of your list. With a growing economy, strong housing demand, and shifting market dynamics, the Mile High City offers real estate investors a compelling mix of opportunity and stability. 🌟 Why Denver Is a Prime Investment Destination 1. Thriving Economy and Job Growth Denver is home to a booming job market fueled by industries like tech, healthcare, aerospace, and renewable energy. Major companies and startups alike are calling the city home, creating a strong employment base that supports long-term housing demand. With unemployment low and wages on the rise, more people are moving to Denver — and they need places to live. 2. Population Growth Driving Demand Denver continues to attract transplants from across the country looking for a high quality of life, outdoor access, and urban convenience. This influx of new residents creates ongoing demand for both rentals and home purchases, making the city a solid choice for buy-and-hold investors and house flippers alike. 3. Diverse Neighborhoods for Every Investment Strategy Whether you're eyeing a trendy condo in RiNo, a single-family home in Washington Park, or a multi-unit property in Capitol Hill, Denver has a wide variety of real estate options. This diversity allows investors to tailor their strategies based on risk tolerance and budget. 📈 Why 2025 Is a Smart Time to Invest in Denver 1. Rising Inventory Offers New Opportunities After years of tight inventory, Denver’s housing market is seeing a welcome increase in available homes. This means more choices for investors and potentially less competition — especially for those ready to act quickly and strategically. 2. Price Growth Is Stabilizing While Denver experienced rapid home price appreciation in recent years, 2025 is seeing more balanced growth. Prices are stabilizing, giving investors a chance to enter the market without overpaying — and potentially ride the next wave of appreciation. 3. Strong Rental Market With high mortgage rates pricing some would-be homeowners out of the market, Denver’s rental market remains red-hot. Vacancy rates are low, and rental prices are strong, making this a great time to invest in income-producing properties. 💡 Tips for Real Estate Investors in Denver Know the Neighborhoods: Each Denver neighborhood has its own vibe and price point. Get to know local trends to find areas with the best ROI potential. Stay Informed: Keep an eye on zoning changes, public transportation plans, and infrastructure projects that could impact property values. Think Long-Term: Denver’s fundamentals make it a strong long-term play. Even if short-term appreciation slows, rental income and population growth remain solid bets.  With its dynamic economy, growing population, and favorable real estate conditions, Denver is one of the top U.S. cities to invest in right now . Whether you’re a first-time investor or looking to expand your portfolio, 2025 presents a unique window of opportunity in the Mile High City. Ready to make a move? Give our Broker and Property Manager, Eugene, a call at 720.421.2509.
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