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Large Wind & Hail Deductibles on Your Home Insurance Policy? — Introducing a New Way to Buy Them Down!

Fri, 06 Feb 2026 05:20:30 GMT

Large Wind & Hail Deductibles on Your Home Insurance Policy? — Introducing a New Way to Buy Them Down!

If you’re a Central Park homeowner, you already know the weather here can be as dramatic as the mountain views. From intense thunderstorms to powerful hail events and high winds sweeping through the neighborhood, we see lots of severe weather (remember the hail storm on May 30, 2024?). While that’s part of life here, it’s also why our homeowners insurance policies come with high wind and hail deductibles — and why a new insurance product, the wind and hail deductible buydown policy , is becoming an increasingly important part of homeowners’ risk planning.

Most homeowners insurance policies have a standard deductible — typically a flat amount like $1,000 or $2500— that applies to things like water damage or theft. But wind and hail is treated differently, and those deductibles are often a percentage of your dwelling coverage, not a flat dollar figure (e.g., 1–2% of your home’s coverage).

For a home insured for $750,000, a 2% wind and hail deductible would mean you’d pay $15,000 out of pocket before your insurance kicks in — a much bigger bite than your standard deductible.

The difference between a $1,000 standard deductible and a $15,000+ wind and hail deductible is significant and the unpredictability of these large, weather-driven deductibles can also make financial planning harder. Unlike a regular deductible you might be comfortable funding from savings, a percentage wind and hail deductible can catch you by surprise — especially after an unexpected storm.

Enter: The Wind & Hail Deductible Buydown Policy

A new product called a wind & hail deductible buydown policy (also called deductible buyback) is a standalone policy that sits on top of your primary homeowners policy.

Here’s how it works:

You purchase a secondary policy specifically designed to cover part of your high wind and hail deductible.
If you have a covered wind or hail loss, this product pays toward your deductible, reducing the amount you must pay before your main policy pays the rest.

For example, if your traditional policy has a 2% wind/hail deductible (say $20,000 on a $1M home policy), you could buy a buydown policy that reduces your out-of-pocket expense to a much more manageable amount — such as a flat $2,500 or $5,000.

The new year is a great time to review your home policy and make sure you are comfortable with your coverages and deductibles. Hail season isn’t too far away, so reach out if you would like to discuss or learn more.

(PS. If you live in a condo or town home with a secondary HOA you may also find this recent Central Park Scoop blog post helpful! It can help you avoid the burden of having to absorb a large special assessment when a new roof is needed on your building!)

Why You'll Pay More for a Furnace in Colorado Starting Now

Wed, 28 Jan 2026 22:42:10 GMT

Why are furnaces costing more in 2026 in Colorado?

As of January 1, 2026, a new Colorado law is officially in effect, and it’s already impacting furnace and water heater prices.

Under House Bill 23-1161 (Section 9), all new gas furnaces and water heaters sold or installed in the state must now meet Ultra Low NOx emissions standards or carry ENERGY STAR certification.

This is part of Colorado’s effort to reduce air pollution and improve air quality – specifically by cutting nitrogen oxides (NOx), which are major contributors to smog.

What Changed?

· Standard 80% gas furnaces are no longer available. Any remaining older models were sold through the end of 2025. Only newer, cleaner models can be installed from now on.

· New systems cost more. Expect to pay $1,000–$2,000+ more for furnace or water heater replacements. The higher cost comes from improved emissions technology and better energy efficiency.

· You don’t need to replace anything right now. If your current furnace or water heater is working, you’re not required to replace it. But when the time comes, you’ll have fewer (and more expensive) options.

What This Means for You

· If your furnace or water heater is 15–25 years old, start budgeting for a higher replacement cost.

· If you’re building a home, renovating, or planning an upgrade, make sure your contractor is installing Ultra Low NOx or ENERGY STAR compliant equipment.

· If your system was recently replaced (2025 or later), good news – it’s likely already compliant.

What Central Park Landlords Need to Know about Zillow’s New “Total Price” Feature

Wed, 07 Jan 2026 16:00:41 GMT

What Central Park Landlords Need to Know about Zillow’s New “Total Price” Feature

Colorado’s new “total price” law and Zillow’s Total Price feature are about to change how rent is advertised in Central Park and across the state. For renters, this means fewer surprise fees; for landlords, it means rethinking how you structure and present your rental pricing online.

Hopefully this blog post helps explain it so people that are self-managing their rentals can get into compliance. If you’re self-managing and need assistance we’d love to help! In addition to helping people buy and sell homes, we manage rentals in and around Denver’s Central Park neighborhood. Learn more on the property management section of our website or set up a chat with me here at your convenience.

The New Colorado Total Price Law

Colorado’s HB25‑1090, the “Protections Against Deceptive Pricing Practices Act,” took effect January 1, 2026 and applies to rental housing. The law requires any advertised rent to clearly show a single “total price” that includes all mandatory, non‑government charges tied to occupancy.

Landlords and property managers may no longer advertise a low base rent and then tack on unavoidable fees like trash, amenities, or required parking fees later in the process.
The Division of Real Estate and the Attorney General both stress that the total price must be clear, conspicuous, and more prominent than any lower teaser price.

How Zillow’s Total Price Feature Fits In

Since Zillow is the primary platform where most tenants find rentals, it’s important that we understand how rental properties show up on Zillow to make sure they’re in compliance with the new law.

Zillow has rolled out a new “Total price” display that lines up with these transparency rules, in the spirit of helping landlords comply with the new law. When a housing provider turns this feature on and supplies full fee data, Zillow shows an all‑in monthly amount marked with a “Total Price” badge and checkmark across search results, listing pages, emails, and alerts.

Zillow defines Total Price as base monthly rent plus all fixed, required monthly fees—for a standard 12‑month lease—excluding variable usage‑based utilities and optional services.
Listings that do not send complete fee data are labeled “Fees may apply,” signaling to renters that the advertised price may not reflect everything they will have to pay.

For Central Park renters, that badge is a shortcut to “what will this really cost me each month?” and for compliant landlords it becomes a visible trust signal.

Here is an example of the “Total Price” display we’re talking about this post:

What Must Be Included in the “Total Price”

Under Colorado law and Zillow’s Total Price design, any charge that every tenant MUST pay, every month, to live in the home belongs in the total price. In practice, that usually means:

Base monthly rent (the core lease amount).
Flat, mandatory monthly utility bundles charged by the landlord (for example, a set water/sewer/trash/recycling fee that is not billed directly by the utility company).
Required monthly recycling fees, pest‑control fees, “resident benefit package” fees, technology or billing fees, and similar recurring charges that every household must pay.
Required monthly parking or amenity fees when they are not truly optional—such as a building where each unit must lease a parking space or pay for amenities.

Legally, these amounts need to be rolled into the advertised total or clearly represented such that the total price is the primary number renters see. Zillow’s Total Price accomplishes this by calculating one combined monthly figure and then itemizing the components in the Costs & Fees breakdown.

What Can Be Broken Out Separately

Not every possible cost has to sit inside the Total Price, and both Colorado and Zillow recognize important exceptions. These can be listed separately, as long as they’re clearly disclosed:

Variable usage‑based utilities that are billed by third‑party providers (for example, electricity or gas where the tenant pays the bill directly and the amount depends on their usage).
Optional recurring services, where the tenant makes a meaningful choice, such as:
Optional parking (if not required for every tenant).
Optional storage units.
Optional internet or cable packages.
Pet‑related costs when they only apply to some households, such as:
Pet rent
Pet deposits
One‑time fees, like application fees (where allowed), move‑in fees, or key fob fees, which can be highlighted separately but must still be disclosed clearly.

Zillow’s interface separates these as “optional” or “may vary with usage,” so renters can see what is required versus what depends on their choices or consumption. That breakdown is where landlords can explain, for example, that electricity is separately metered or that pet fees applies only if the household has a pet.

What This Means For Landlords In 2026

The combination of HB25‑1090 and Zillow’s Total Price display will materially change how Colorado landlords market their homes.

Landlords, regardless of size of rental portfolio, should audit their fee structures now—identifying which monthly charges are truly mandatory and moving those into the total price, while cleaning up or eliminating “junk” fees that cannot be justified.
Marketing materials, websites, and syndication feeds should be updated so that the primary advertised price is “rent plus all required monthly fees,” with optional and variable items clearly itemized but not hidden.
On Zillow specifically, enabling the Total Price feature and providing complete fee data will both support legal compliance and signal to renters that the listing is transparent and aligned with Colorado’s new consumer‑protection standards.

For renters, this shift should mean far fewer frustrating surprises at the lease‑signing stage and a clearer sense of which homes truly fit within a monthly budget. For landlords and property managers who embrace the change early, it is an opportunity to stand out as candid, compliant, and consumer‑friendly in a market that is rapidly moving away from hidden fees.

If you’d like help managing a property in or around Central Park we’d love to help. You can set up your exploratory call here. We’re always low pressure, with a focus on adding value and establishing long term, successful relationships.

Central Park Landlords: 3 Big Law Changes for 2025–2026 (And What They Mean for You)

Fri, 19 Dec 2025 00:15:38 GMT

Central Park Landlords: 3 Big Law Changes for 2025–2026 (And What They Mean for You)

Owning a rental property in Denver has always come with responsibilities—but the latest wave of laws hitting in late 2025 and early 2026 dramatically raises the stakes for small and midsize landlords.

Rather than rant about how hard these changes make it, our goal at Focus Real Estate is to educate landlords and be there to help if they want to offload the management! We find that most of these laws are well intentioned, raising the “floor” on landlords that are not providing clean, safe and transparent housing for their tenants.

These latest changes affect how you advertise, screen tenants, handle security deposits, and even how you charge fees. If you own a rental in or around Denver’s Central Park neighborhood, staying ahead of this shift is essential—and partnering with a professional property manager can make it much easier.

Below is an educational overview of the 3 most important changes, with plain‑English explanations and suggestions on what to do next. For deeper reading, you can click through the convenient links to the official house bill numbers mentioned throughout this post.

If you decide you’d like help managing your property let’s set up a discovery call to chat . You can self-select a time convenient for you.

1. Universal Voucher Acceptance is Now Mandatory

In 2025, Colorado removed the old “small landlord” exemptions around housing subsidies. Every residential landlord in the state—whether you own one townhouse or a whole portfolio—must now accept applications from renters using housing vouchers and other subsidies. This shift is rooted in a 2025 law commonly cited in legal summaries as expanding protections for tenants with housing subsidies, eliminating prior exemptions for owners of just a few units.

What this means in practice:

You cannot refuse an applicant simply because they use a Section 8 voucher or other rental assistance.
You must cooperate with the voucher process, including paperwork and inspections, and follow extra notice rules when ending a tenancy for someone with a subsidy.

If your advertising or screening criteria still say “no Section 8” or similar, those materials now create real legal risk and should be updated immediately.

Want details? Here is House Bill 25-1240

2. Fee and “Junk Fee” Rules (Pricing Transparency)

Several new laws take effect at the start of 2026 that reshape leases, fees, and security deposits statewide. We’ll focus here on the two most impactful changes in our opinion; increased fee transparency and tighter rules around security deposits.

A 2025 bill often referenced as HB25‑1090 focuses on making rental pricing transparent and limiting surprise or hidden fees. I can see why this exists, because I think many property management companies were (and likely still are!) forcing tenants to pay add on junk fees that aren’t disclosed well upfront. Commentaries explain that, starting January 1, 2026, landlords must clearly disclose mandatory charges—such as admin fees, trash, pest, parking, or other recurring costs—up front in advertising and leasing documents.

Key takeaways:

The total mandatory monthly cost of renting (not just base rent) should be clear in your ads and your lease.
Certain broad “admin” or pass‑through fees (like generic common area maintenance (“CAM” fees), tax add‑ons, or vague processing fees) may be restricted or unenforceable if not properly structured and disclosed.

If you’ve relied on miscellaneous lease fees to boost revenue as a landlord, those line items should be reviewed with a Colorado real estate attorney or experienced property manager before 2026.

3. Tougher Security Deposit Rules

Another 2025 law, commonly summarized as a “tenant security deposit protection” bill ( HB25 -1249 ), tightens deadlines and penalties around deposits beginning January 1, 2026. Summaries from landlord‑tenant attorneys and property management firms consistently point to three big shifts: a shorter deadline to return deposits, narrower allowable deductions, and stronger documentation requirements when you do withhold any funds from a tenant’s security deposit.

Highlights:

The standard deadline to return a security deposit will be 30 days (unless a shorter period applies), with increased penalties for wrongful withholding. You cannot adjust this period to be longer by changing it in your lease.
You cannot charge tenants for pre‑existing conditions or normal wear and tear, and blanket “cleaning fees” baked into the lease are likely unenforceable.
Tenants gain clearer rights to see the proof behind your deductions—photos, invoices, inspection reports—and may request a move‑out walkthrough.

For landlords, this means move‑in and move‑out documentation will matter more than ever. A few casual photos on move‑out won’t cut it if a tenant challenges your deductions. (FYI we take this very seriously and we spend several hours doing a detailed photo inspection of each property before tenant move in to protect your property!)

Need help with Property Management? We’ve Got You Covered!

If you own a rental home in or around Denver’s Central Park neighborhood, these laws can turn what used to be a fairly simple “DIY” landlord operation into a high‑compliance business. Between voucher rules, fee disclosures, deposit deadlines, and habitability standards, it’s easy to feel like one missed detail could become a problem.

That’s exactly where a good property management company makes a difference.

At Focus Real Estate, property management and brokerage in and around Central Park are what we do every day. We stay on top of Denver’s evolving landlord‑tenant laws, adjust leases and policies as the rules change, and build systems around documentation, deadlines, and communication—so you don’t have to live in the weeds of every statute update. If you’d like to spend more time enjoying your investment and less time worrying about compliance, we’d be glad to talk about managing your Central Park–area rental and taking these headaches off your plate. Set up a time to chat here.

One easy way we can help, even if you don’t call us, is to help you get in compliance with the requirement to have a Denver Rental License. Here is a helpful blog post we wrote on our blog, the Central Park Scoop , so you can get it off your “to do” list!

Think you’d like help from a property manager and want to see if we’re a good fit? This blog post will help you figure that out in just minutes.

This post is for general educational purposes and is not legal advice. For specific questions about your property, it is wise to consult a Colorado landlord‑tenant attorney.

Can’t Sell Your Home, Consider Renting it!

Fri, 14 Nov 2025 03:13:59 GMT

Can't Sell Your Home, Consider Renting it!

Some Central Park homeowners who were unable to sell in today’s tough real estate market may find renting their home with a trusted local property manager to be a smart, strategic alternative.

Many homes are still selling just fine, but did you know that 68 homes have been taken off the market in Central Park in the last 90 days alone because they couldn’t sell? That’s more than usual and it’s leaving some would be home sellers wondering what to do next. This post is for those homeowners that couldn’t sell and may want to consider renting their home as the alternative.

Why Selling Isn’t Always the Best Move

Market slowdowns bring longer selling times, lower-than-expected offers, and extra stress for Central Park homeowners. Many find themselves facing a choice: either accept what they perceive to be a lowball offer or leave their property sitting unsold. Renting out the home can be a third alternative that offers:

Ongoing rental income to offset mortgage payments and expenses
Preservation of equity while waiting for stronger sales conditions
The ability to move forward with your life without being “stuck”

In this section, we’re speaking to those homeowners that don’t want to rent their home out long term, but they need to do it in order to get to a better sales market. At Focus Real Estate we’re happy to help this type of client, with the goal of managing the property and then helping them with the sale when the time is right. (we do both and we focus on Central Park!)

Asset Building and Cash Flow

Turning your residence into a rental property isn’t just a “stop-gap” as described above —it can be a wealth-building strategy as well. In Central Park, ongoing tenant demand means well-managed homes often fetch strong rents, and long-term leasing of the home may result in:

Consistent monthly cash flow above carrying costs . If you purchased your home before May 2022, when interest rates rose sharply, you likely have a low interest rate on your mortgage that would allow you to have positive monthly cash flow as a rental. Many of our clients want to keep these really low mortgage rates so they choose to rent out their home, rather than sell it. (Curious what your Central Park home would rent for? We made a “cheat sheet” for you that will show you your rental range based on your home type! You can find that here .)
Gradual property appreciation over time. I’ve always loved rental properties because of the “forced savings” aspect of them. By that, I mean your tenant is paying the mortgage each month and part of that payment is the pay down of the principal loan balance. It’s like an automatic deposit into a savings account and you can’t choose to not do it – it just happens! You’ll look up after 10 years goes by and you’ll have built a large amount of equity just through the loan paydown, with a bonus of any market appreciation that occurs!
Portfolio diversification. If you’re like most of our clients, you likely have your primary residence, some stock market investments and some retirement investments. Adding a rental property can help you diversify your assets, build wealth and you may even want to even “earmark” it as your kids college fund, an additional cash flow source to allow for earlier retirement, etc.

In this section we’re speaking to the person not just choosing to rent their home out to “wait out” the market, they’re consciously pivoting permanently towards investment property ownership. At Focus Real Estate we love helping this type of client. It’s exciting to help owners build assets over time and develop a cash flow stream outside of their active income. If you’d like to chat about your personal situation, please contact us , we’d love to connect!

Local Expertise, Stress-Free Care

Successfully renting your Central Park home starts with a knowledgeable property management partner. Our team at Focus Real Estate lives, works, and focuses exclusively in this neighborhood—we know the local market, tenant pool, and property standards inside and out.

Our property management services are designed to:

Maximize occupancy and rental rate for your home
Handle marketing, showings, background checks, and leases
Provide full property care, including maintenance with a focus on long term asset value
Ensure timely rent collection and clear, consistent communication

You get the assurance of local expertise and boots-on-the-ground support for what is very likely one of your most valuable assets. Here is a sample of the Central Park homes we manage .

Is Renting Your Home Right for You?

If you’ve taken your home off the market or you’re simply exploring the potential of residential investing, renting out your Central Park home can be a profitable and practical path forward. Whether you plan to return to the sales market in the future, monitor appreciation, or develop a longer-term investment asset, local property management makes the process efficient and hassle-free. Is Focus Real Estate the right “fit” for you as a property manager? This blog post will help you answer that!

You can contact us here to discuss your goals and see how we can help turn today’s market challenges into tomorrow’s opportunities—right here in Central Park.

(*NOTE: This blog post is intended for homeowners that have failed to sell and have removed their home from the market, it is not a solicitation of any homeowner that is currently listing their home or has has listing agreement with an agent.)

Colorado’s New Law: What Small Landlords Need to Know About Mandatory Housing Voucher Acceptance

Tue, 29 Jul 2025 02:20:03 GMT

Colorado’s New Law: What Small Landlords Need to Know About Mandatory Housing Voucher Acceptance

One of our goals at Focus Real Estate in our property management division is to keep landlords informed on important legal changes to help them stay in compliance. In this case, we have a very important legal update that all landlords should be aware of, especially the ones that only have a few properties.

As of May 29, 2025, every residential landlord in Colorado must accept applicants who use housing vouchers or other forms of rental assistance—no matter how few properties you own. This represents a major shift in landlord-tenant law and compliance responsibilities for mom-and-pop property owners throughout the Denver area.

In the past, landlords who owned only a few homes were exempt from being required to accept housing voucher applicants, leaving it up to them to decide if they would or would not accept them. This law changes that and we’re writing this post to make sure landlords know about this new requirement! As you’ll see, there can be stiff penalties for non-compliance.

Many landlords are not aware of this so please share this with friends, family, and fellow investors that may not be in the know.

What Is the New Law?

Known as HB25-1240 – Protections for Tenants with Housing Subsidies, this law removes all prior exemptions for small landlords. Every single landlord in Colorado is now required to accept housing voucher applicants and treat all sources of income equally—including Section 8 and other rental subsidies. Simply put, declining an applicant because they use a voucher is now a form of illegal discrimination and a fair housing violation. The law also makes several other changes so be sure to review them all below.

Key Requirements for Landlords

Universal acceptance: All landlords must accept housing subsidies, including federal Section 8 vouchers—no exceptions for portfolio size, property type, or number of units owned.
Fair screening: Screening criteria must apply equally to all applicants, and you must process applications from voucher holders just like any other applicant.
Cooperation with housing authorities: Landlords must promptly and in good faith complete all paperwork, respond to inquiries, and work with housing agencies managing voucher programs.
Eviction changes: If a tenant receives rental assistance, landlords must now provide a 30-day written notice (instead of the previous 10-day notice) before initiating eviction for nonpayment.
Late fee caps: Late fees for tenants paying with vouchers are now limited to $20, regardless of what your lease agreement says.
Warranty of habitability: If part of a rental unit becomes uninhabitable, the law requires rent reductions based on the uninhabitable portion, even if rent was paid by a housing authority. Any prepaid rent or subsidy must be prorated and refunded for the period or portion considered uninhabitable.
Penalties for noncompliance: Violations can bring steep fines—from $5,000 up to $50,000 per violation—plus other possible penalties and civil damages. There is no grace period: enforcement is in effect now.

What Small Landlords Should Do

Review and update screening policies and lease documents to ensure they do not discriminate based on the source of income.
Educate yourself and any staff on the 30-day notice requirements and capped late fees.
Stay organized with documentation and be prepared to handle extra paperwork and communication with housing agencies.
Know your mortgage: The 30-day notice rule also applies for non-subsidized tenants if your property is subject to a federally backed mortgage (such as FHA, VA, or USDA loans).

Why Consider Professional Property Management?

Managing these new requirements can be daunting—especially for small landlords in Denver who are used to a hands-on, one-property-at-a-time approach.

This is where having an experienced property management team like Focus Real Estate can help. We provide property management services specifically focused on the Central Park neighborhood and surrounding areas. To provide you with true peace of mind:

We keep you compliant with ever-changing state and federal housing laws.
We handle voucher paperwork, housing authority coordination, and tenant communications—reducing your risk of costly legal mistakes.
Our expertise extends from tenant screening to move-in/move-out, rent collection, maintenance, and more, all tailored to the Denver market. ( See our pricing & service offering )
You get back more of your time—without the surprise headaches that can come from missed details or fines.

If you’re a small landlord with a property in or around the Central Park neighborhood feeling overwhelmed by these recent changes, let Focus Real Estate take the stress and uncertainty out of property management for you. That way, you can focus on what matters most—enjoying your investment and your life!

Are you ready for Colorado’s new laws? Here are 3 easy ways to contact Focus Real Estate if you’d like to connect about property management for your investment.

3 Steps to Navigate Denver’s Residential Rental Licensing Program

joephillips (Joe Phillips) — Tue, 17 Jun 2025 16:03:43 GMT

How to Get Your Denver Rental License in 3 Easy Steps (Without the Headache)

If getting your Denver rental licensed is still sitting on your to-do list—or you didn’t even know you needed one—you’re not alone.

Since Denver rolled out its Residential Rental Licensing Program, many landlords have been left confused, overwhelmed, or simply unaware of what’s required to stay in compliance.

At Focus Real Estate, we've helped dozens of rental owners through the licensing process—and we know the tips, tricks, and shortcuts that can save you time, stress, and re-inspection fees. We even have inspector referrals, streamlined checklists, and templates to make things easy.

Who This Is For

This guide is for landlords who own single-family homes, condos, or townhomes in Denver’s Central Park neighborhood or surrounding areas.

Note: If you rent your home for fewer than 30 days at a time, you’ll need a Short-Term Rental License instead. And if your property received a Certificate of Occupancy in the last 4 years, you can skip the inspection steps—we’ll explain more below.

Why This Matters

Owning an unlicensed rental can expose you to:

Fines or citations from the city
Delays in leasing your property
Headaches when selling or refinancing

With Focus as your property manager, we take this off your plate completely—from inspection scheduling to application submission—at no extra cost.

Want to Skip the Work?

We don’t just know how to do this—we’ve done it, many times. If you sign up for property management with Focus this year, we’ll:

Guide you through the entire licensing process taking much of the work off your plate entirely
Refer you to great local inspectors
Cover your city licensing fee*

So you can stay compliant and more hands-off. Let us handle the logistics so you can focus on your investment. Contact us here .

Step 1: Pre-Inspect Your Property

Before calling a certified inspector, do a walk-through. Denver has created a “ Rental Program Inspection Checklist Guidebook” , but this document is long. The goal of this post is to save you time. With that in mind, we make available our more efficient pre-inspection checklist. You’ll want to catch common issues that can cause a property to fail—like:

Non-working smoke or CO detectors
Blocked egress windows
Missing handrails or GFCI outlets

This step helps you avoid costly re-inspections and delays. If you’re already thinking, “I’d love to offload this to someone else”, we’re here to help! Our contact page is here so you can schedule a chat about our property management services whenever is most convenient for you!

Step 2: Schedule a Certified Inspection

You must use a city-certified rental inspector. You can find their current list online, but we’ve already reached out to 4 that we’d suggest and put their contact info and pricing** below for you! We even negotiated a deal for you as a reader of our blog. We recommend great local partners (like Tom at Denver Rental Property Inspections who was easy to book with, punctual, professional, and lives in Central Park so he’s familiar with the homes in our neighborhood. We can even help schedule it for you if you are a client of ours.

Tom Unterwagner

(720) 385-7434

Website

Inspection Cost: $149 if you mention “Central Park Scoop” ($179 regularly)

Reinspection Cost: $59

Jordan Van Voorst – Checkup Property Inspections LLC

(720) 751 – 7121

Website

Inspection Cost: $199

Reinspection Cost: $0 (no reinspection fee)

Axium Inspections

(719) 301-6615

Website

Inspection Cost: $194

Reinspection Cost: $194

Scott Home Inspections

(303) 373-2424

Website

Inspection Cost: $195

Reinspection Cost: $125

** Pricing subject to change** Once your home passes the inspection, the inspector will give you a signed document to include with your license application.

What happens if you fail for non-compliance on an item? If this happens, you need to have the home re-inspected and it can cost upwards of $195 based on the inspectors we’ve spoken with. This reinspection must happen within 90 days so you can move forward with the application within that timeframe; otherwise you have to do a completely new inspection. So once you start the process, see it through and get it done in 90 days.

If your home was built or issued a Certificate of Occupancy within the last 4 years, you’re exempt from this step and can go straight to Step 3.

Step 3: Apply for Your License

Once you’ve completed your pre-inspection, fixed any issues and passed your third-party inspection, it’s time to apply for the actual Denver rental license.

Unfortunately, this can be the trickiest part because the online system is clunky and at times confusing. (Sorry, Denver, but it’s true!) It is what it is though, so let’s work through it and get it done. Head to the Denver’s Permitting and Licensing Center to create an account and complete your application.

Things you’ll need for your application:

A government-issued ID
The signed inspection checklist
Deed or proof of ownership
A credit card for the application fee (around $50)

Denver also created this 40+ minute video to explain the application process and offers other support resources here . If you prefer not to watch a video that long and navigate these resources, you can just start the application process and use my tips and tricks below to get you through it:

As you work on the application, you can always click “Save and Resume within 30 days” on the bottom left side. If you do this, be sure to then also log out or it will time out and you’ll lose your saved work!
Once you’ve created your account and login, go here:

Then go here:

Once you’re here, you’ll get into the application and most of it is self-explanatory. As you work your way through the process, you’ll hit the screen below that shows you’ll be completing three separate applications within the overall application. This is correct, so don’t let that concern you.

Here are tips about each of these 3 applications you’ll be completing:

Entity Registration Application – This section is all about your ownership of the rental property.

Tip: Early in the process it will ask you if you completed an entity registration. If this is your first time doing the process, just say no and it will help you complete it later in the process.
Tip: Even if you own the property as an individual, you have to register as an entity. (This isn’t just for LLCs, etc.; it’s for everyone.)
Tip: If you own the property as a “trust”, there is no option to state that so Denver suggests you select the “sole proprietor” option and then use one of the trustee names as the name on the license application.

Licensed Establishment Application – This section is all about your property. Licensed establishment makes it sound like you’re running a bar, but it’s just referring to the rental property.

Tip: It will require you to enter information for an “On Site Manager”. Even if no one is on site at your rental, you still have to enter a contact and for most landlords that will be yourself. (Even if you have a property manager, list yourself as the On-Site Manager.)
Tip: At one point, it will ask you if you Own or Rent the property. As landlord, you should select “own”. (Even though you rent it out, the answer is you “own” it.)

Residential Rental License Application – This section is all about providing the information needed to actually get the license. In this section you’ll submit all the required documentation including the completed inspection and the two inspector certifications.

Tip: It’s going to ask you questions about your inspector’s various certifications. Just refer to the paperwork the inspector gave you, and you’ll be able to locate it easily.
Tip: This section is also where you can provide documentation of your exemptions from getting this license. (For example, if your home is less than 4 years old.)

Once you have completed all three applications, you can then submit!

Once you submit, you will need to pay. It would be nice if there was a big “Pay” button at the end, but there isn’t. Read their instructions carefully to make your payment.

Right now the cost for a single unit property application is $75. It’s $150 total for licensing a 2–10-unit property.

Once you pay, Denver then has 7 -10 days to respond with approval or to request more information. Either way, they will communicate with you about this via the email you provided.

Once you get your license, save it and be sure to put your license # in all your rental ads!

Legal Note & Disclaimer

Focus Real Estate is not a legal, tax, or insurance advisor. The content in this post is for general informational purposes only and should not be considered legal advice. Licensing rules may change, and we encourage landlords to confirm current requirements via the City of Denver’s official site.

* Offer valid for new clients who sign a 12+-month property management agreement in 2025. Licensing fees up to $75 covered per property.

Is Focus Real Estate the Right Fit for Your Property Management Needs?

Thu, 05 Jun 2025 20:29:45 GMT

Is Focus Real Estate the Right Fit for Your Property Management Needs?

Is Focus Real Estate the right fit for your property management needs? We spend a lot of time talking to prospective property management clients early in the process as we help them answer that very question in their minds.

To save time for you and for us, we wrote this blog post that explains who we’re a good fit for…and who we aren’t a good fit for! Providing great service is largely dependent on knowing our ideal client and pouring all your efforts into serving them, rather than trying to be the right fit for everyone.

Before we jump into this post, I want to mention that we provide both brokerage (buying/selling) and property management services to the Central Park community. If you need either of those services we’d love to help, and you can find more info on our website .

Ok…back to helping you decide if we’re the right property manager for you. Property management is a long-term relationship and it’s critical that both you as the property owner and us as the manager feel good about the relationship. If we’re not a good fit based on investment philosophy, communication style, personality type, etc we’d rather figure that out upfront as that’s best for you and us. Let’s review who we’re a good fit for and see if that’s you! If you prefer to watch a video on this topic you can find that here .

We’re a good fit to be your property manager if:

You have a relatively newer home (built in 1990 or later) and it’s located within Central Park or 15 minutes of there. Why are we only serving this area? Because this is where we live, where we’ve been buying/selling homes for 13+ years and where we are confident we can provide a high level of service. We don’t believe in the “we go anywhere and do anything” approach to business, which we think often results in a diluted, generic level of service. ( Here is a sample of the homes we manage )

 Your focus is on the protecting and growing the value of the home long term . Our best clients are mindful of short-term cash flow, but primarily focused on the benefits of owning the home and caring for it over the long term. If monthly cash flow is your primary focus homes in Central Park may not be the best investment for you.

You have other things to focus on in life and you’re open to trusting us with control over the management of your asset. Our best clients trust us to manage the details of their property for them so they can focus on what matters most to them in life right now. Those more important things could be things like time with their kids, travel, work, focusing on health, or just leisure time. If a client is going to struggle to give control of the management to us, we suggest they self-manage. Why pay a property manager then also be so involved you’re still stressed about it? By the way, as the owner you’re still involved with decision making on repairs over $500, on rental rates, on lease terms and on other key items.

You care about providing a good experience for the tenants. We are your fiduciary as the owner of the property, but we also think it’s wise to provide a great experience for the tenants. Tenants are paying a lot in rent in Central Park and should receive a safe, comfortable and well-cared for home. This is also just good business! By caring for the tenants needs we keep the homes in great shape, we are able to charge top dollar rental rates and we minimize costly vacancy caused by unnecessary tenant turnovers.

You are “cash flow positive” or at least break even on a monthly basis. In our experience homeowners that are cash flow positive or break even on a monthly basis are more likely to be ok with the inevitable maintenance investments that must be made as a landlord. Things will break over time, and they will require investment from you as the owner. When an owner is cash flow negative each month already we often find that they struggle to make the necessary investments in ongoing maintenance. Note: We have noticed that owners who purchased their home before Spring of 2022 will typically be cash flow positive and those that purchased their home after Spring 2022 will be cash flow negative. Why? Interest rates went from 3% to over 5% that spring, dramatically affecting an owners cost of owning a home. What if you understand your home will be cash flow negative but you still want/need to rent it out? We’re happy to still help you manage the home, we’ll just want to have a conversation early about cash flow and investments in maintenance.

You understand repairs will happen and inflation has happened. Repairs on rental properties are inevitable, and we work best with owners that understand there will be times when they need to contribute money to keep the property in good shape. Furnaces break, leaks happen, paint fades. An owner that can keep an eye on the long-term value understands that these investments are worth it. We mention inflation as well because the cost of everything has gone up the past 5 years, and that includes all materials, equipment and contractor hourly rates.

You see the value in our service and are ok with our fee structure. We have a team focused on property management and we provide a high level of service for the fees we charge. ( You can see those services and pricing here ). Our fees are what allow us to operate this business in a sustainable fashion. Our best clients see the benefits of paying the fees and understand that it frees them up to focus on what is most important to them.

We’re likely not a good fit if:

You have an older home (built before 1990) and/or it’s located outside of Central Park or more than 15 minutes of there. We don’t believe in the “we go anywhere and do anything” approach to business, which we think often results in a diluted, generic level of service.

Your focus is on short term cash flow over protecting and growing the value of the home long term . Clients focused on short term cash flow are more likely to be happy owning property in a less expensive area where the required investment is lower and the likely return on investment in terms of monthly cash flow is higher.

You want tight control over the small details of the management of your asset. If you struggle with this idea of giving over control of the asset to a property manager you’ll be happier self-managing it. You won’t likely be happy with Focus Real Estate or any other property manager.

You don’t care about providing a good experience for the tenants. Owners that only care about making money and don’t have empathy towards the tenants are not for us. This is a business and we run it as such, but we believe providing tenants with a good experience is good business. It keeps your property from deteriorating, it helps you avoid vacancy and it allows you to charge top dollar rents.

 You are “cash flow negative” on a monthly basis. In our experience homeowners that are cash flow negative on a monthly basis are less likely to be ok with the inevitable maintenance investments that must be made as a landlord.

You don’t think repairs will be needed and don’t recognize inflation has happened. Repairs on rental properties are inevitable. Any time we’re hiring someone to do a repair we have to pay them for their time and expertise. An owner that is not a good fit sees a repair and thinks “I could have done that cheaper myself”. Yes, if you do it yourself and you don’t have any labor expense for your time you could potentially do it cheaper. Our best clients value their time and don’t’ want to to spend it on doing repairs they aren’t experienced in.

You don’t see the value in our service and aren’t ok with our fee structure. We have a team focused on property management and we provide a high level of service for the fees we charge. ( You can see those services and pricing here ). Our fees are what allow us to operate this business in a sustainable fashion. Clients that don’t see the value in our service and push for discounted fees are typically not our ideal clients.

Hopefully that explanation of who we work best with helps as you decide which property management company is for you! If you like what you read and think we’d work well together set up a call using the link below. We’d love to get started and manage your home for you!

Schedule a Call to Discuss Property Management

How Much Would My Central Park Home Rent For? We have the Cheat Sheet!

joephillips (Joe Phillips) — Wed, 16 Apr 2025 02:15:41 GMT

Considering renting out a home you own in the Central Park neighborhood of Denver but not sure what it would rent for? We’ve got you covered! Check out our latest version of the Central Park Rental Rate Cheat Sheet below.

At Focus Real Estate we help busy people in Central Park with their real estate needs, whether they want to buy, sell, rent or need help with property management. We focus exclusively on Central Park so we can provide our clients with a very high level of service.

In this post we’ll focus on the property management side of our business, and specifically on helping you understand the rent you could expect to receive on your Central Park home.

When we talk to homeowners who potentially want us to manage their home one of their first questions is naturally “What would my home rent for?”. Of course, the exact answer is dependent on a lot of factors; the time of year, the availability of other similar rental homes, the finish level of the home, the location of the home, the bedroom/bath count, the layout and more!

That said, because we just focus exclusively on this area, we can provide a general rental range for homeowner’s based on their home type, and that’s exactly what we’ve done with our Central Park Rental Rate Cheat Sheet!

Before we give you the cheat sheet, we want to explain a few key points:

The cheat sheet is broken out by property type and includes a likely rental range for carriage homes (also called a “mother-in-law” apartment), small/large condos, small/mid/large/luxury townhomes, small/large paired homes, and small/mid/large/luxury single family homes.

The rental rates in this cheat sheet assume the home is in good condition, is unfurnished, would be available for lease in ~ 12 month increments and the tenant pays all utilities. In short, these are typical long term rental rates, they are not short term rates (night by night Airbnb) or mid-term rates (30/60/90 days).

Why would we give away this information? Couldn’t a homeowner take it and go rent out their own home without us as their property manager? Our goal is always to be a source of useful, good information. Sure, someone could take these rental rates and go rent out their home, but the true value of property management is really offloading all the work, headaches and details that come with it! Here is a list of all the services we provide and the pricing .

If the ballpark rental rate range for you home in the Central Park Rental Rate Cheat Sheet below appeals to you, the next step would be to schedule a call with us ! In this easy, low pressure call we’ll get to know you, your goals and see if we’re a good fit to manage your property.

Here is the cheat sheet, hope it’s helpful!

Unlocking Home Equity: Buy Before You Sell

Mon, 03 Mar 2025 19:53:03 GMT

Unlocking Home Equity: Buy Before You Sell

Buy Before You Sell

A New Solution for HomeownerWith homeowners sitting on record-high levels of equity, many who are ready to move are looking for ways to do so without selling first. At The Mortgage Project, LLC, we’re excited to introduce a new product that enables qualified homebuyers to buy before they sell—offering flexibility and financial ease during the transition.

How It Works

This unique financing option allows homeowners to tap into their equity for cash to close while also helping them qualify without contingencies. In many cases, we can even omit the payment on the departing residence from debt-to-income calculations, making it easier to qualify for the new home loan. To take advantage of this feature, homeowners simply need to:

Document at least 30% equity in their current home
List their property for sale before closing on the new home purchase

More Flexibility, Less Stress

Unlike traditional bridge loans that require repayment within six months, this product offers a 15-year balloon term , giving homeowners ample time to find the right buyer without pressure to sell quickly. Plus, the cash proceeds can be used for more than just a down payment —adding even more financial flexibility.

Bonus: No prepayment penalties! When you sell your current home, you can pay off the loan early without extra costs.

A Better Selling Experience

With this solution, you can move into your new home before selling your current one, allowing your realtor to stage the vacant property and schedule showings without disruptions. This often leads to a higher sales price and a smoother selling process.

Learn More

If you’re interested in learning more about how you can buy before you sell, reach out to:

Peyton Fullerton
Broker Owner, The Mortgage Project, LLC
�� 303.884.7924
�� teampeyton@mortgage-project.com

What is the Probability of Lead-Based Paint Pre-1978?

Fri, 28 Feb 2025 22:50:10 GMT

What is the Probability of Lead-Based Paint Pre-1978?

We all know that lead-based paint (LBP) is a concern for pre-1978 homes, but did you know that the probability of LBP being present in a home heavily depends on its year of construction? According to the U.S. Environmental Protection Agency (EPA):

Homes built before 1940: About 87% contain lead-based paint.
Homes built between 1940 and 1960: About 69% contain lead-based paint.
Homes built between 1960 and 1978: About 24% contain lead-based paint.

The use of lead-based paint was banned in residential properties in the U.S. in 1978, so homes built after that year are unlikely to contain it. As with any environmental testing, the only way to confirm the presence of something is to test, but these fascinating figures can help you to better understand LBP risks by construction date.

Fortunately, we now know that lead is a neurotoxin and should never have been used in household paint, but why was it ever used in paint to begin with? Lead was added to paint for the following reasons:

Durability: Lead in paint increased its durability, longevity, and moisture resistance.
Fast drying times: Lead sped up the paint drying process.
Color enhancement: Lead pigments provided brighter and longer-lasting color.
Corrosion resistance: Lead helps protect metal from rust.

Lead is still permitted in certain industrial applications such as road and parking markers and in exterior industrial applications such as steel bridges but was banned in residential paint and coatings in 1978.

Vendor Spotlight: Emerald Window Cleaning—Keeping Homes in Top Condition

Fri, 28 Feb 2025 22:18:03 GMT

Vendor Spotlight: Emerald Window Cleaning—Keeping Homes in Top Condition

Maintaining a rental property requires the right team of professionals, and one of our trusted local vendors is Emerald Window Cleaning. With over eight years of experience, owner Luis Estrella and his team help ensure homes remain in top shape, whether through window cleaning, screen repair, or seasonal maintenance.

Many homeowners and property managers overlook window screens, but they play a crucial role in keeping a property well-maintained. On average, screens last 10 to 15 years before needing repair or replacement. Worn-out screens can make a home appear neglected, allow pests inside, and reduce energy efficiency. For landlords and property managers, addressing screen repairs before peak rental season can help maintain a home’s appeal and prevent long-term damage.

This winter, Emerald Window Cleaning is offering a limited-time special—most window screens can be repaired for just $25 each. Their team handles the entire process, providing a hassle-free solution for homeowners and property managers who want to ensure their properties are in the best condition before spring.

Why schedule repairs now?

Extends the life of window screens
Helps keep out insects and debris
Ensures homes are rental-ready before the busy season

In addition to window services, Emerald Window Cleaning also offers gutter cleaning and Christmas light installation, making them a valuable resource for year-round property maintenance. Property managers and homeowners looking for reliable, high-quality service can count on their expertise to keep their homes in excellent shape.

For more information or to schedule a service, contact Luis Estrella at Emerald Window Cleaning:

Emerald Window Cleaning
Website: emeraldwindow.com
Email: glassbyemerald@gmail.com
Phone: (720) 295-7030

7 Things to Know About New Home Builder Contracts

Tue, 14 Jan 2025 00:22:29 GMT

Building a new home in Stapleton, or any neighborhood, from the ground up can be a great experience. My family and I did it, we love our new home and I’ve been lucky enough to help other families navigate the building process as well. That said, buying new is very different from buying a resale, especially when it comes to the contract that is used. Builders have their own in-house contracts they use rather than using the Colorado approved forms, which were designed to handle resale transactions. My goal is to help buyers understand some of these differences between a builder contract and a standard resale contract. I’m a big supporter of the builders so I don’t want this to come off as negative, but these are the recurring issues that buyers ask me if they can change when they read the builder contracts.

7 Things to Know about New Home Builder Contracts:

1. Earnest money on a new build is typically much more than a resale. A builder is building a home for you and allowing you to pick all the structural upgrades and finishes. There is risk involved with that (if you fall through that next buyer may not love the green carpet you picked!) so they usually require earnest money upon signing the contract and then additional earnest money as a percentage of the finishes that are selected along the way. (amount varies by builder)

2. The buyer’s loan “out” may not be as favorable as it is on a resale. On a resale transaction in Colorado buyers can back out all the way up to their Loan Objection Deadline if they have a loan problem, typically with no loss of their earnest money. With new builds, a buyer typically has 30 -45 days to back out based on loan reasons but there are often penalties that the builder will hold back from the buyer’s earnest money. Even if they tell you there is a loan “out” be cautious and read the fine print in their contract. If the buyer’s loan falls through late in the building process the builder typically keeps the earnest money.

3. Builder contracts are not contingent upon an appraisal. Meaning if the appraisal of the home comes in low once it’s built the builder is not obligated to drop their price to match the appraisal. The lender can still lend on it but because it appraised low the buyer will have to bring more cash to the table to keep the lender happy. The buyer can’t back out if the appraisal is low, unlike a resale, without losing earnest money.

4. Builders typically give themselves 1 – 2 years to build the home per the contract. This always makes buyers nervous. They are expecting to have the home built in 8 months based on conversations with the sales staff but when it comes time to sign the contract the builders give themselves a ton of leeway and most builders say they have 2 years to build it. (I’ve never seen one last even close to 2 years)

5. Inspections on a new build are different. When you inspect your home on a resale you can back out of the deal if you find issues. If you find issues on a new build you can’t back out but they will fix them for you if you are still in the building process. (or under warranty after closing)

6. Builders do not offer a lot of flexibility for changes. Buyers should know that most builders are “production builders”, meaning they build off a preset plan they offer their clients. Builders aren’t typically set up to make a lot of custom changes, so what you see in the floor plan is what you get. “Custom” builders are the ones who serve clients who want to build something completely unique where changes are encouraged.

7. Lastly, new build contracts involve time frames that are much longer than resale ones, so buyers can’t lock their interest rates right away because lenders don’t usually lock rates that long. New home buyers will need to wait to lock their rate later in the building process. In a rising rate environment this can be nerve racking.

So those are the 7 most common issues that buyers have once they review their builder contracts. Am I saying new homes are bad compared to resale? Absolutely not! They are a great fit for many of my buyers because they offer flexibility, customization and often the longer building time allows the client to sell their existing home. I just want buyers to go into the contract process knowing it will be a little different than the resale transactions they’ve done in the past.

Can anything be done by buyers to negotiate on some of these items from the builder contract? I’ll give you the attorney answer….it depends! Your leverage as a buyer depends on the state of the market and currently it’s a seller’s market…so builders don’t need to be flexible on making changes for their buyers. If you don’t like their terms there are other buyers that do right now. As the market balances, and eventually shifts back to a buyer’s market (real estate is always a cycle) buyer’s will gain more power and builders will be more eager to adjust some of these contract items. I’m not saying you shouldn’t try to improve the contract but I want to be upfront with clients that if they want a ton of changes made to the contract it’s not happening in the current market.

Hope this has helped set the right expectations regarding some of the differences between builder contracts and resale ones. If you have questions or if I can be of service as you make your next move I’d love to help! As a Realtor I’m not affiliated with any one builder so I can show clients the new and resale market to help them find the home that fits their needs!

Preparing Your Rental for the Market and Why It's Worth It

Tue, 07 Jan 2025 20:35:17 GMT

Expert Tips to Get Your Rental Market-Ready and Stand Out from the Competition

Getting a rental property ready for the market can be a complex, time-consuming process, but that’s where a professional property management company, like Focus Real Estate Property Management (“Focus”), comes in!

We help busy people in Central Park with their real estate needs, whether they want to buy, sell, rent or need help with property management.

Below we share a bit about how we, through our property management division, help our owners prepare their properties to attract the best tenants and command a higher rent for optimal profitablity for their invesmtent.

PROFESSIONAL CLEANING AND REPAIRS

A property management company will oftentimes handle the coordination of all cleaning and necessary repairs to ensure your rental is move-in ready. They schedule trusted maintenance professionals, saving you the hassle of sourcing reliable contractors. Their expertise ensures the property is in top condition, which not only appeals to renters, but also reduces the risk of maintenance issues down the road. You should receive a detailed budget from your property management company before work commences to make sure you’re on the same page in terms of the cost. Typical costs incurred are items such as deep cleaning, painting, rekeying, yard work and virtual staging of photos (more on this below).

At Focus Real Estate Property Management , we help owners by going through the home and creating what we’ve dubbed a “Rent Ready Budget”. This detailed budget helps owners see all our suggested repairs and the estimated cost. They can then decide if they want us to just handle it all for them for a project management fee (typically project management fee is ~ 20% of project cost) or they can handle the repairs on their end using our preferred vendors. We provide a full explanation of this Rent Ready process to our new clients so they have clarity on how it all works. For now, just know that we have experience fixing up homes for rent so you can rely on our expertise and our vendors as much as you want!

STAGING AND HIGH-QUALITY PHOTOS

Property managers typically know how to make a rental look its best. We say “typically” because unfortunately it’s not always the case and some property management companies market some really rough, unpolished properties. Those poorly lit photos of vacant homes with obvious needed repairs attract the wrong types of tenants! At Focus, we strive to market our for rent properties as well care for, ready to move in properties with great photos and virtual staging. We want them to look just as good as our for sale properties. Here is a sample of our portfolio so you can see how we present our homes. Virtual staging is a low-cost approach that can have a big impact on the visual appeal of your home, so we often use that as a tool. We arrange professional photography, ensuring the listing looks polished and inviting—critical for making a strong first impression online. Below is an example of a professional photograph without and with virtual staging overlaid:

SETTING THE RIGHT PRICE

Pricing a rental property requires local market knowledge. A property management company will analyze local market trends and comparable properties to determine the ideal rental price—one that maximizes your return while keeping the property competitively priced. This eliminates the guesswork and ensures your property is priced to attract tenants quickly, avoiding costly vacancies. (More on the cost of vacancies here .)

CRAFTING A COMPELLING LISTING AND MARKETING YOUR PROPERTY

Writing an effective listing is a skill. Property managers will craft a clear, attractive description that highlights your rental’s best features, ensuring it stands out from the competition. Their expertise in marketing ensures the right points are emphasized, drawing in quality tenants.

Property managers also have access to multiple listing services and established marketing channels to ensure your rental gets the exposure it needs. From rental websites to social media and local advertising, they maximize visibility, helping you secure tenants quickly without lifting a finger.

HANDLING ALL THE PAPERWORK

A professional property management team prepares all the legal paperwork, including tenant applications and lease agreements. They ensure all documentation is compliant with local laws (as there are many in Colorado!) and best practices, giving you peace of mind that everything is in order before tenants move in. They should also guide you in ensuring you have a rental license as/if applicable for your property, which is often the case for properties located in Denver. Keeping up on legal changes and keeping your paperwork current should not be underestimated, this is becoming very time-consuming as laws constantly evolve. If you have a few properties it doesn’t make sense to strive to keep up with all this on your own unless you have a lot of free time (and a desire to constantly learn and adapt). Our ideal clients would prefer to focus on other areas of their life and leave this to a professional property management company.

SCHEDULING AND CONDUCTING SHOWINGS

Property management companies handle all aspects of tenant showings. They respond promptly to inquiries (for which there may be MANY), arrange showings at convenient times, and manage multiple prospective tenants efficiently. This reduces your involvement in coordinating schedules and ensures your property is shown in the best possible way.

TENANT SCREENING AND LEASE FINALIZATION

One of the most valuable services property managers offer is tenant screening. They run background checks, verify employment, review credit history, and contact references. This comprehensive process ensures you end up with reliable, responsible tenants—reducing the likelihood of late payments or property damage.

Once the right tenant is selected, the property management team finalizes the lease. They go over the lease terms with the tenant, answer any questions, and ensure both parties are clear on their responsibilities. This guarantees a smooth start to the tenancy and avoids any misunderstandings down the line.

TENANT MOVE IN MANAGEMENT

Once a lease is signed there is still work to be done. Property management companies will have a process for conducting a tenant welcome meeting. At this meeting the tenant will learn about the property, learn how to handle maintenance requests, learn how the utilities should be set up and more. This tenant onboarding process takes time and it takes a process, but it’s worth it to get off to a great start with the new tenant. The more comfortable they are with the property and the processes the better the relationship will go long term.

CONCLUSION

While the process of getting a rental property ready for market can be complex, Focus has defined and detailed processes and procedures for doing this. We find that a repeatable, yet adaptable process is critical to yield the best results, balancing a great experience for the tenant with financial responsibility for our owners always in mind.

If you are considering renting out one of your properties in the Central Park or surrounding areas, please visit our property Management page or schedule a call now at a time that is convenient for you!

We’d love to help manage your property for you so you can focus your time and energy on what you do best.

3 Steps to Navigate Denver’s Residential Rental Licensing Program

Wed, 18 Dec 2024 00:18:26 GMT

If “Get Denver Rental License” has been sitting on your “To Do” list for way too long this post can help you get it checked off!

Not only will the post help you get it done, we’ll also provide you with the inspectors you need, give you tips and tricks to save you time and give you a deal that will save you money just for being a Scoop reader!

We just completed the process successfully for one of our Denver rentals and we’re starting the process to help our property management clients as well. So we wouldn’t say we’re experts on this process yet, but we’ve been through it and we’ve learned some things we’ll share with you to make the process as painless as possible.

As we continue to go through the process for more clients we’ll continue to update this and share what we learn.

At Focus Real Estate Property Management we manage single family homes, townhomes and condos in Denver’s Central Park neighborhood and the surrounding areas. So this post is geared towards landlords that have those types of homes, it’s not geared to help those with larger multifamily properties. By the way, if you sign up with us for property management you can skip the rest of post… we’ll navigate this process for you at no extra charge, other than paying for your own inspection and license application. (Here is our Services and Pricing page .)

A few quick things to cover before we jump in…

First, the post should not be taken as legal advice. I’m going to share the information, tips and tricks that I’ve learned through navigating this process myself. Your property, your home inspector and your ownership structure may be different so you may have a different experience.

Second, the rules for this program have been evolving and will likely continue to evolve. To make sure you’re always looking at the most current rules here is a link to Denver’s website for this program.

Third, there are a few types of landlords that don’t need to do the entire process we outline below. If you have a Certificate of Occupancy from the last 4 years (which means your home is less than 4 years old) you’re exempt! You’d still need to go through the application part of the process but you can skip the first 2 steps below. Also, if you only rent your property out for less than 30 days at a time you don’t need this license, you need a short term rental license.

Ok, for the rest of you… let’s get your Denver rental license done!

3 Steps to Get Your Denver Rental License

We’ve broken the process into three main steps, which are outlined below. In each step we’ll include some tips and tricks based on our experiences. It’s important that you go through the 3 steps in the correct order or you can waste time and money.

Note: If you get stuck during the process, we recently learned of a resource that could help. Go to this page on the city website and then scroll down on the right you’ll see “Schedule a virtual appointment (Microsoft Teams)”. (See screenshot below). You can choose a 15 or 30 minute time slot where they will meet with you virtually and get you through the process.

1. Pre-Inspection of your Property:

The first step is to pre-inspect your property and make sure it’s in good shape so it will pass the actual inspection you have to do in step 2. Why do this pre-inspection first? We suggest doing this first because if during your actual inspection they find you have non-compliant items, such as expired smoke detectors, you may have to pay the inspector to come and re-inspect the property after the non-compliant items are corrected. Save yourself some money and time by preparing your property to pass inspection the first time.

Ok so how do you do this pre-inspection?

Denver has created a “ Rental Program Inspection Checklist Guidebook ”, but this document is long. The goal of this post is to save you time. So with that in mind, I created this quick Denver Rental License Pre Inspection Checklist . My checklist isn’t going to cover every single item in detail, it’s going to condense the guidance Denver provided and just address the items that are likely to cause you to fail the inspection. If you have a multifamily property, an older home with those old home “quirks” I’d suggest you read the entire Denver Checklist I provided above.

Go through your rental using my checklist above and ask yourself all the questions in it. If you find any issues fix them then move on to step 2 below.

If you’re already thinking, “I’d love to offload this to someone else”, we’re here to help! Below is a button where you can schedule a chat about our property management services!

Schedule a Chat about our Property Management Services

2. Property Inspection:

Now that you’ve pre-inspected the home it’s time to get an inspector who is certified in the Denver Rental License program to inspect your home. You can find their current list online, but I’ve already reached out to 4 that I’d suggest and put their contact info and pricing below for you! (**and I’ve negotiated a deal for you as Scoop reader**)

I used Denver Rental Property Inspections and had a good experience with Tom. He was easy to book with, punctual and professional. He lives in Central Park so he’s familiar with the homes and he has the best price compared to the others. My suspicion is he is able to be so competitive on cost because he’s not a big company with lots of employees and overhead… but none of that matters to you as a landlord going through this process. I suspect with this pricing he’ll get busy… so maybe get on his schedule for sooner rather than later.

Denver Rental Property Inspections

Tom Unterwagner

(720) 385-7434

Website

Inspection Cost: $149 if you mention “Central Park Scoop” ($179 regularly)

Reinspection Cost: $59

Jordan Van Voorst – Checkup Property Inspections LLC

(720) 751 – 7121

Website

Inspection Cost: $199

Reinspection Cost: $0 (no reinspection fee)

Axium Inspections

(719) 301-6615

Website

Inspection Cost: $194

Reinspection Cost: $194

Scott Home Inspections

(303) 373-2424

Website

Inspection Cost: $195

Reinspection Cost: $125

Once you pass your inspection they will provide you with all the paperwork that you need to then go forward with the city license application in step 3.

What happens if you fail for non-compliance on an item? If this happens you need to have the home re-inspected and it can cost from $59 – $195 based on the inspectors I spoke with. This reinspection must happen within 90 days so you can move forward with the application within that timeframe, otherwise you have to do a completely new inspection. So once you start the process see it through and get it done in 90 days.

3. License Application with Denver:

Ok you’ve now completed your pre-inspection, fixed any issues and passed your third-party inspection. Great, now it’s time to apply for the Denver rental license!

Unfortunately, this can be the trickiest part because the online system is clunky and at times confusing. (Sorry Denver, but it’s true!) It is what is though, so let’s work through it and get it done.

Things you’ll need for your application:

Pictures of the front of IDs for all property owners combined in one PDF
Articles of Organization (if you own the property in an LLC)
Completed third party Inspection checklist showing you’ve passed
Certificate showing your inspector is certified by the American Society of Home Inspectors (ASHI), the International Association of Certified Home Inspectors (InterNACHI) or the Master Inspector Certification Board. (Don’t worry, your inspector will also give you this after your inspection!)
Certificate showing your inspector is certified as an R5, C5, or C8 Combination Building Inspector by the International Code Council (ICC). (Don’t worry, your inspector will also give you this after your inspection!)

Overview of the application process:

Denver created this 40+ minute video to explain the application process. If you prefer not to watch a video that long you can just start the application process below and use my tips and tricks to get you through it.

Tip: 40 minutes is a long! If you do choose to watch the video below is a screenshot showing you the gear you can click on below the video to adjust playback speed to 1.5x or 2.0x speed.

Tip : As you work on the application you can always click “Save and Resume within 30 days” on the bottom left side. If you do this be sure to then also log out or it will time out and you’ll lose your saved work!

How to apply:

Ok let’s do this!

I’m not going to show you every step of the process below, but I’m going to explain a few of the points in the process that I found confusing.

Go to Denver’s Online Permitting and Licensing Center and create a new account.

Once you create your account and log in go here:

After that go here:

Once you’re here you’ll get into the application and most of it is self-explanatory.

As you work your way through the process you’ll hit the screen below that shows you’ll be completing three separate applications within the overall application. This is correct, so don’t let that concern you.

Here are tips about each of these 3 applications you’ll be completing:

Entity Registration Application – This section is all about your ownership of the rental property.

Tip : Early in the process it will ask you if you completed an entity registration. If this is your first time doing the process just say no and it will help you complete it later in the process.

Tip : Even if you own the property as an individual you have to register as an entity. (This isn’t just for LLCs, etc., it’s for everyone.)

Tip : If you own the property as a “trust” there is no option to state that, so Denver suggests you select the “sole proprietor” option and then use one of the trustee names as the name on the license application.

Licensed Establishment Application – This section is all about your property. Licensed establishment makes it sound like you’re running a bar but it’s just referring to the rental property.

Tip : It will require you to enter information for an “On Site Manager”. Even if no one is on site at your rental you still have to enter a contact and for most landlords that will be yourself. (even if you have a property manager list yourself as the On Site Manager)

Tip : At one one point it will ask you if you Own or Rent the property. As landlord you should select “own”. (Even though you rent it out… the answer is you “own” it.)

Residential License Application – This section is all about providing the information needed to actually get the license. In this section you’ll submit all the required documentation, including the completed inspection and the two inspector certifications.

Tip : It’s going to ask you questions about your inspector’s various certifications. Just refer to the paperwork the inspector gave you and you’ll be able to locate it easily.

Tip : This section is also where you can provide documentation of your exemptions from getting this license. (For example, if your home is less than 4 years old.)

Once you have completed all three applications you can then submit!

Once you submit you will need to pay. It would be nice if there was a big “Pay” button at the end but there isn’t, so read their instructions carefully to make your payment.

Right now the cost for a single unit property application is $75. It’s $150 total for licensing a 2-10 unit property.

Once you pay Denver then has 7 -10 days to respond with approval or to request more information. Either way, they will communicate with you about this via the email you provided.

Once you get your license save it and going forward remember to get your license # in all your for rent ads!

Congrats on getting your license! Hopefully this post has helped you through the process. If we can be of service please let us know. We help busy people make smart housing decisions in and around Central Park. That includes buying, selling, renting or helping with property management. We’d love to help!

New Wee Cottages in Central Park

Wed, 13 Nov 2024 23:57:01 GMT

New “Wee Cottages” in Central Park – And 3 BIG Incentives for Buyers!

Guess what? There are still some fantastic new build homes up for grabs in Central Park! Boulder Creek Builders (“BCB”) is offering their adorable “WEE Cottages” series, and they’re priced in the mid to upper $500k’s, all-in! Plus, we have 3 big buyer incentives to tell you about!

First, what’s a “Wee Cottage”, you ask?

Think cozy, low-maintenance single-family homes ranging from about 900 to 1,400 square feet. These charming abodes face a shared grassy courtyard, perfect for those seeking a community vibe without the hassle of extensive yard work.

The Exciting News: Buyer’s Agent Commission Rebate!

Now, here’s where it gets even better! There’s a 5% Buyer’s Agent commission being offered on these homes. How does this help you as the potential buyer? Well, as your neighborhood-focused real estate agent, I’m willing to rebate $5k of that commission back to you at closing as the home buyer! Imagine all the fun and helpful things you could do with that extra cash? I’m thinking…

Furnish your new Wee Cottage with some stylish decor
Host an epic housewarming party for your new neighbors
Invest in some high-quality kitchen appliances for your culinary adventures
Take a weekend getaway to celebrate your new home purchase

But won’t you need to use that to help buy down your interest rate to a lower level? Nope…keep reading!

Available Homes and My Top Pick

Let’s talk about what’s on offer. BCB has a cluster of these cute cottages in the “North End” sub-neighborhood of Central Park. Trust me, North End is a gem – tons of open space, mountain views, and even pickle ball courts! Plus, you’re right next to the Rocky Mountain Arsenal National Wildlife Refuge for all your outdoor adventure needs. Here is their latest BCB Central Park brochure which has links to the available BCB homes, the map, and the specs/pricing of the available homes. They have 4 available now ready to close and 9 left overall for purchase.

My personal “faves”?

I love the idea of these smaller homes (less maintenance, less stuA, more life!), but I think I would like to create a really great outdoor space I could enjoy. A well planned out indoor/outdoor flow is key. Mainly for that reason, I’d be most interested in Lot 10291 (Plan 1) or Lot 10381 (Plan 4+). (It’s easiest to refer to the map in this brochure when I’m talking about the Lot #s) They both have larger outdoor spaces and the best lots. If I’m focused on eventual resale value (which of course I’m always focused on as an agent!) I’d suggest 10381 (Plan 4+) is the best buy. It’s the biggest of the remaining lots with 3 bedrooms and 2 full bathrooms upstairs. Plus, it has no home situated on the South side of it, giving you the best light, Southern exposure and overall feel of openness.

Timing and Incentives

BCB is ready to close on all of the available lots and the not yet released ones are also available soon. Now at the beginning of the post I mentioned 3 great incentives, but so far I’ve only mentioned one! Well in addition to the Buyer’s Agent rebate I’m personally offering BCB is throwing in two other significant incentives! The second one is you’ll get a washer, dryer, and fridge included (usually not part of new builds). The third one is if you use their lender, there’s a $25,000 financing incentive up for grabs! That could seriously help with buying down your interest rate and/or covering closing costs. That adds up to 3 amazing incentives and if you’re looking in the $500k’s for a single-family home I think these are hard to beat. (Plus you get a home warranty on a new home compared to a resale)

Let’s Make This Happen!

If you’re intrigued by these Wee Cottages or any other homes in Central Park, I’d love to help you in your search. We could meet up, check out the available homes, and swing by the model home at 6309 N Hanover St. Having an agent with you from the start is key if you’re going to be able to access all 3 incentives on this post. (Keep in mind, the $5k rebate incentive is something I’m offering, that is not part of the builder’s planned incentives). As your Central Park focused agent, I’ll be with you every step of the way, making sure you’ve got all the info and support you need. Ready to get started? My contact info is below!

Considerations for Owners When Determining the Best Rental Rate

Wed, 16 Oct 2024 23:50:57 GMT

At Focus, we understand that your rental property is an investment and that setting the right price is important for optimizing your potential profit. Determining the best rental rate for a property can be challenging. Setting the rental rate too low will hurt your bottom line. Conversely, charging a high premium compared to similar properties in the area can lead to longer tenant vacancy, which is also costly and affects your bottom line more than you might suspect.

This document shares information about:

How Focus helps you determine the rental price sweet spot,
Factors to consider in the pricing process – including the cost of vacancy, and
How Focus’ processes are designed to proactively command top dollar.

Focus’ Rental Rate Estimate

Ultimately, the final rental rate decision is up to you as the owner. That said, as your property manager, Focus will complete and send you a rental analysis and estimated rental rate.

Our rental analysis takes into account several factors such as:

Rates for comparable properties looking at:

Active and leased comparable properties on the MLS, which is the site that real estate brokers access to help clients buy and sell homes. Rental data is less prevalent in this system compared to “for sale” property data, but some rental data exists, and we comb through it to leverage what we can.
Rental rates for properties on Zillow.

The Zillow “Rent Zestimate,” which is what Zillow thinks the property could rent for.
Redfin’s Rental Estimate, which looks at aggregate rental data and presents an estimate of the fair market rental value of an individual home.
Level of market demand and lease-up time that we are seeing based upon:

Overall market conditions (driven by numerous factors such as rental saturation, seasonality, and interest rates) and
Rentals similar to yours (size, location, pet policy, amenities, etc.).

Your pet policy since allowing pets opens up the prospective tenant pool, can decrease time on the market, and can decrease tenant turnover.

The Cost of Vacancy

Despite the rental analysis, some owners are torn on whether to charge “just a bit more” on their rental property. For this reason, we want to outline some important considerations in making the final rental rate decision because charging too high of a premium compared to similar properties in the area can lead to longer tenant vacancy, which can be costly. In fact, the cost of vacancy can, at times, quickly offset the benefit of “just a bit more” rent.

Let’s break this down a bit by listing some of the tangible costs of vacancy:

Lost rent (which we often see in the range of $3,000 to $4,000 in our portfolio)
Re-leasing fee costs, which is half of the lease’s first month’s rent
Tenant turnover costs, which includes maintenance that inevitably pops up between tenants and is necessary to get the property ready to re-lease
Your property carry costs, which includes your mortgage, taxes, insurance, utilities, etc.

The lost rent alone is significant. If “just a bit more” rent results in your property being on the rental market for longer, it could take months (or even years) for the higher rent to make up for the cost of prolonged vacancy. To bring this to light, below is an example where, if you chose to increase the rent by $100 more / month and that caused the home to be on the market for an extra 2 weeks, it would take 1.3 years for the higher rent to make up the cost of vacancy. If the leasing took 4 extra weeks, it would take over 2 years for the higher rent to make up for the cost of vacancy.

A “little more rent” sometimes isn’t worth it when you compound this situation by the other costs outlined above plus the risk of not getting the property rented even with the extra 2-4 weeks.

Being Proactive to Command Top Dollar

In addition to providing the above-mentioned rental analysis and an estimated rental rate, Focus does several things as part of our service to get your property rented as quickly as possible and at top dollar. These efforts may include:

Getting your property “rent ready” by completing any necessary cleaning, maintenance, and/or renovations (such as painting) to bring the home to a nice condition, meet rental license code, and (frankly) attract higher quality tenants
Getting professional photos to use in the listing because prospective tenants are more likely to click on images that look professional (and the more clicks we get, the more potential applications we’ll get)
Applying “virtual staging” to the professional photos to help prospective applicants visualize the home fully decorated (which is more efficient and costs much less than actually staging the property)
Engaging an interior designer for homes that need selections for renovations (e.g. for carpet, paint, lighting)
Maintaining defined processes and procedures that drive an especially efficient and effective rent ready process (e.g. quickly defining, estimating, and implementing maintenance, cleaning, and renovations with established and quality vendors, e.g. locking in lease renewals before the lease’s end date so we are ahead of the re-listing process if it is needed)

Conclusion

Again, the rental rate decision is ultimately yours as the property owner. Seeking a solid price while remaining competitively priced to attract good tenants is a tough balance. Focus’ job is to be your agent and that includes articulating important considerations so that you can make the most informed decisions – including setting the best rental rate for your property.

Denver Real Estate Market: 3 Key Insights for Buyers

Wed, 18 Sep 2024 23:33:44 GMT

Part of our job as Realtors is helping our clients and the Central Park neighborhood in general informed on market trends. In this quick post I’m going to take a look at the September Market Report provided by the Denver Metro Association of Realtors (“DMAR”) and provide you with three key take-aways for potential homebuyers. Although this report, which our trade association puts out monthly, is focused on the Denver market in general, we’re seeing the exact same trends playing out in Central Park, the neighborhood we focus on.

Before we jump into the 3 key take-aways for buyers below, I wanted to give you the full DMAR Market Trends Report in case you like to jump into the details!

1. Inventory of Homes Continues to Climb

The Denver metro area is experiencing a significant increase in housing inventory. In September, active listings rose to 9,163, marking a 10.49% increase from August and a substantial 29.33% jump from last year. This trend is excellent news for buyers, as it means:

More home options to choose from.

I feel like we’ve been talking about tight inventory for a decade in Denver, so increased inventory is a sight for sore eyes for buyers. If you were one of the buyers that eventually gave up or paused your search until the competition died down, now may be that time. (Side note: I promised to never be the Realtor saying “it’s a great time to buy” so I’m just going to say it’s a less competitive time to buy!)

Potentially less competition for desirable properties.

Those homes that used toget snatched up in a day, or even before a home was listed, are largely gone. The absolute best ones still go fast, but you do have time to see it, gather your thoughts andmake an intentional decision.

A shift towards a more balanced market

Sellers have had the upper hand in negotiations for a long time. With the increased inventory, buyers have more options which equates to more leverage. Buyers may have more say than in the past on price, terms, leasebacks, closing dates, etc.

What this means for Buyers :

With more homes available, you have a better chance of finding a property that meets your specific needs and preferences. Take advantage of this increased inventory by thoroughly exploring your options.

2. Prices Are Stabilizing

While home prices in Denver remain high, we’re seeing signs of stabilization. The median close price for detached single-family homes in September was $610,000, showing a slight decrease of 1.61% from August. This indicates that the market is becoming more buyer-friendly.

Key price indicators:

Median close price (detached): $610,000
Median close price (attached): $390,000
Average close price (all properties): $624,185

What this means for you :

As a buyer, you may find more room for negotiation and potentially better value for your investment. However, it’s crucial to act decisively when you find a property you love, as good deals may still attract multiple offers. Your experienced local agent (we’d love to help if Central Park is your desired market!) can help you assess the situation when you see a home, gauge the potential competition and help you decide how aggressive you need to be in your negotiations with the seller.

3. Properties Are Staying on the Market Longer

The average number of days on market for properties in the Denver metro area has increased to 27 days, up from 23 days in August. This trend suggests that:

Buyers have more time to make informed decisions.
There’s less pressure to make rushed offers. You used to have to jump on a property
with an offer the same day you see it. That is now always the case.
You may have more leverage in negotiations

What this means for Buyers :

Take advantage of this slower pace by conducting thorough due diligence on properties you’re interested in. Don’t feel pressured to make hasty decisions, but remember that well-priced, attractive homes can still sell quickly.

In conclusion, the Denver real estate market, and Central Park in our experience, is showing signs of becoming more balances after a long 10 year run of being a “sellers market”. Buyers and sellers now have a very balanced amount of leverage in negotiations, which will feel real refreshing for any buyer that was trying to purchase a home in the past white hot market days. With increased inventory, stabilizing prices, and longer days on market, you have a great opportunity to find your ideal home under less stressful conditions. As always, I’m here to guide you through the process and help you make the most of these market conditions. My contact info is below. Happy house hunting!

5fbb4583

Large Wind & Hail Deductibles on Your Home Insurance Policy? — Introducing a New Way to Buy Them Down!

Large Wind & Hail Deductibles on Your Home Insurance Policy? — Introducing a New Way to Buy Them Down!

Why You'll Pay More for a Furnace in Colorado Starting Now

Why are furnaces costing more in 2026 in Colorado?

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What Changed?

What This Means for You

What Central Park Landlords Need to Know about Zillow’s New “Total Price” Feature

What Central Park Landlords Need to Know about Zillow’s New “Total Price” Feature

The New Colorado Total Price Law ﻿

How Zillow’s Total Price Feature Fits In

What This Means For Landlords In 2026

Central Park Landlords: 3 Big Law Changes for 2025–2026 (And What They Mean for You)

Central Park Landlords: 3 Big Law Changes for 2025–2026 (And What They Mean for You)

﻿

1. Universal Voucher Acceptance is Now Mandatory

2. Fee and “Junk Fee” Rules (Pricing Transparency)

3. Tougher Security Deposit Rules

Can’t Sell Your Home, Consider Renting it!

Can't Sell Your Home, Consider Renting it! ﻿

Colorado’s New Law: What Small Landlords Need to Know About Mandatory Housing Voucher Acceptance

Colorado’s New Law: What Small Landlords Need to Know About Mandatory Housing Voucher Acceptance

3 Steps to Navigate Denver’s Residential Rental Licensing Program

How to Get Your Denver Rental License in 3 Easy Steps (Without the Headache)

Who This Is For

Why This Matters

Want to Skip the Work?

Step 1: Pre-Inspect Your Property

Step 2: Schedule a Certified Inspection

Step 3: Apply for Your License

Legal Note & Disclaimer

Is Focus Real Estate the Right Fit for Your Property Management Needs?

Is Focus Real Estate the Right Fit for Your Property Management Needs?

﻿

We’re a good fit to be your property manager if:

We’re likely not a good fit if:

Schedule a Call to Discuss Property Management

How Much Would My Central Park Home Rent For? We have the Cheat Sheet!

Unlocking Home Equity: Buy Before You Sell

Unlocking Home Equity: Buy Before You Sell

Buy Before You Sell

How It Works

More Flexibility, Less Stress

A Better Selling Experience

Learn More

What is the Probability of Lead-Based Paint Pre-1978?

What is the Probability of Lead-Based Paint Pre-1978?

Vendor Spotlight: Emerald Window Cleaning—Keeping Homes in Top Condition

Vendor Spotlight: Emerald Window Cleaning—Keeping Homes in Top Condition

7 Things to Know About New Home Builder Contracts

7 Things to Know about New Home Builder Contracts:

Preparing Your Rental for the Market and Why It's Worth It

Expert Tips to Get Your Rental Market-Ready and Stand Out from the Competition

PROFESSIONAL CLEANING AND REPAIRS

STAGING AND HIGH-QUALITY PHOTOS

SETTING THE RIGHT PRICE

CRAFTING A COMPELLING LISTING AND MARKETING YOUR PROPERTY

HANDLING ALL THE PAPERWORK

SCHEDULING AND CONDUCTING SHOWINGS

TENANT SCREENING AND LEASE FINALIZATION

TENANT MOVE IN MANAGEMENT

CONCLUSION

3 Steps to Navigate Denver’s Residential Rental Licensing Program

3 Steps to Get Your Denver Rental License

﻿ 1. Pre-Inspection of your Property:

2. Property Inspection:

Denver Rental Property Inspections

3. License Application with Denver:

Here are tips about each of these 3 applications you’ll be completing:

New Wee Cottages in Central Park

New “Wee Cottages” in Central Park – And 3 BIG Incentives for Buyers!

First, what’s a “Wee Cottage”, you ask?

The Exciting News: Buyer’s Agent Commission Rebate!

Available Homes and My Top Pick

My personal “faves”?

Timing and Incentives

Let’s Make This Happen!

Considerations for Owners When Determining the Best Rental Rate

Focus’ Rental Rate Estimate

The New Colorado Total Price Law

Can't Sell Your Home, Consider Renting it!

1. Pre-Inspection of your Property: