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Did you know Colorado landlords can no longer end a lease without a valid reason? The new “For-Cause” Eviction Law (HB24-1098) completely changes when and how property managers can terminate or non-renew a lease.
This law was designed to strengthen tenant protections and require clear justification for every eviction or lease termination. For property managers in Denver, understanding this shift is critical. It affects every renewal notice, communication, and compliance process.
Let’s break down what this law means, how it impacts your operations, and what steps you can take to stay on the right side of the law. Read on.
What HB24-1098 Changes
HB24-1098, also known as the “For-Cause” Eviction Law, was passed to prevent landlords from ending tenancies without legitimate reasons. It introduces two key categories:
- For-cause evictions: When a tenant violates the lease, fails to pay rent, or engages in serious misconduct.
- No-fault terminations: When the landlord needs the property back for reasons unrelated to the tenant’s behavior, such as demolition, major renovation, sale, or moving in themselves.
Under this law, landlords can no longer issue non-renewal notices “just because.” Instead, they must provide written documentation explaining the reason for ending the lease. Most no-fault situations now require at least 90 days’ notice, as detailed in the Colorado General Assembly’s bill summary.
This extended notice gives tenants more stability while requiring landlords and property managers to plan ahead.
Implications for Property Managers
For residential property managers, HB24-1098 represents a major shift. It is no longer enough to send a short notice or rely on simple lease language. Every non-renewal or termination must align with one of the permitted causes outlined by the state.
This affects lease drafting, renewal processes, and tenant communications. Property managers must ensure every lease includes compliant terms. Documentation is now critical because maintaining records of rent payments, complaints, and maintenance issues provides essential proof of “cause.”
For multi-unit communities and HOAs, coordination is key. Policies must match both association rules and state law. While short-term rentals are generally exempt under HB24-1098, property managers should still review unit classifications and lease types to confirm eligibility.
Violations can lead to legal disputes, financial penalties, and reputational harm, especially in Denver’s competitive housing market.
For detailed updates on implementation and resources, property managers can refer to the Colorado Apartment Association’s HB24-1098 overview.
Compliance Best Practices
Staying compliant under HB24-1098 requires preparation and precision. Here’s how property managers can adapt effectively:
- Update all lease templates. Make sure your agreements reflect the “for-cause” structure and renewal requirements.
- Establish clear procedures for lease terminations, renewals, and notice timelines.
- Train your team. Everyone involved in property management should understand what qualifies as “cause.”
- Document everything. Maintain accurate records of tenant behavior, lease violations, and communications.
- Consult a qualified attorney. Legal professionals can review your documents to ensure full compliance.
These steps not only help property managers avoid violations but also strengthen relationships with tenants. Transparent communication and consistent documentation build trust, which is a valuable advantage in today’s rental market.
Staying Compliant and Confident Under Colorado’s New Eviction Law
Colorado’s HB24-1098 does not remove landlord rights. It raises the bar for fairness and accountability. By understanding and following the law, property managers can protect their clients, reduce risk, and maintain stable tenant relationships.
Denver property owners facing new leasing and tenant rules can count on Mavi Unlimited Property Management for expert guidance and peace of mind. Our team specializes in residential, short-term, and HOA management, ensuring your investments stay compliant and profitable under evolving regulations.
Visit Mavi Unlimited Property Management today to safeguard your properties and stay one step ahead in Colorado’s rental landscape.