Starting January 1, 2026, Colorado landlords and property managers will face some important changes regarding security deposits, thanks to the passage of HB25-1249. Think of it as a little “housekeeping upgrade” for landlords. The goal is to make expectations clearer and help everyone play by the same rules. Here’s what you need to know.

Redefining Normal Wear and Tear

One of the biggest changes is a new, clearer definition of “normal wear and tear.” Under HB25-1249, this refers to the natural deterioration, minor damage, or everyday uncleanliness that happens with typical use without negligence, abuse, or carelessness.

This means landlords can no longer automatically deduct for things like minor scuffs, fading paint, or the everyday flattening of carpet fibers. Picture it like walking across a brand-new carpet in socks. Some wear is inevitable and expected. However, if a unit is left substantially dirtier than at move-in, landlords can still account for cleaning costs.

Damage to a window sill identified during a rental inspection. Under Colorado’s updated security deposit rules, documenting damage like this helps determine what goes beyond normal wear and tear and supports fair, defensible deposit deductions.

This clarification benefits both tenants and landlords, setting reasonable expectations. It also highlights the importance of accurate move-in inspections. Documenting the initial condition of the property is like creating a “snapshot in time” that protects landlords if disputes arise over what counts as excessive damage.

Carpet and Paint Rules

HB25-1249 also sets limits on charging for carpet and paint. Landlords can’t charge for full replacement or repainting if damage is confined to just part of a unit. Carpets older than ten years can’t be charged for at all, regardless of damage. Paint charges are allowed only for substantial damage.

For Denver rental properties, this makes documenting carpet age, paint condition, and any localized damage essential. Think of it as keeping a little visual diary of the property. It’s much easier to prove the facts later than rely on memory alone. Detailed move-in inspections and photos provide a solid foundation for any necessary deductions.

Security Deposit Documentation and Returns

The law also expands documentation requirements and timelines for returning security deposits. Landlords must provide a written statement detailing exactly why any portion of a deposit is being withheld. Supporting evidence such as photos, receipts, invoices, or inspection reports should accompany the statement or be provided within 14 days if requested.

If landlords fail to meet these requirements, or act in bad faith, they risk losing the right to keep any portion of the deposit. “Bad faith” includes things like overcharging more than 125% of actual damages, billing for preexisting issues, or withholding deposits for discriminatory or retaliatory reasons.

For Denver landlords, organized records are no longer optional. They’re a must. Clear, timely documentation can prevent disputes from spiraling into costly headaches and ensures deposits are returned fairly.

Pre-Move-Out Inspections

Another big change is that tenants can now request a pre-move-out inspection. Landlords must offer the inspection at a mutually convenient time, either in person or via a virtual walkthrough, after tenants have removed furnishings.

A well-maintained, move-in–ready apartment documented during an inspection. Clear records of a pristine starting condition help set expectations and protect both landlords and tenants when handling security deposits under Colorado’s updated rules.

These inspections are like a sneak peek at the house before the final curtain call. They give landlords a chance to spot damages beyond normal wear and tear, and they give tenants a chance to fix minor issues before move-out. Agents representing investors can highlight the value of this process: it reduces surprises and strengthens tenant relationships.

Security Deposits and Special Circumstances

The law also considers unique situations. For example, tenants who are survivors of domestic violence may terminate a lease early without being held responsible for damage caused by the perpetrator. Any economic impact to the landlord is capped at one month’s rent, provided proper documentation is shared.

Additionally, if a refund check is returned after being sent to the tenant’s last-known address, the landlord must hold it for at least one year and disburse it within fifteen days upon request. These rules emphasize fairness and transparency. 

Preparing for Compliance in 2026

For real estate investors and landlords in Denver, preparing for these changes now is crucial. Here are some proactive steps:

• Conduct thorough move-in inspections with detailed reports and photos.
• Schedule pre-move-out inspections when requested by tenants.
• Keep organized documentation of repairs, receipts, and invoices.
• Update lease agreements to reflect allowable deductions and inspection procedures.

Taking these steps does more than ensure compliance with HB25-1249. It can reduce disputes, safeguard investment properties, and keep tenants and landlords on the same page. Agents can use this information to educate clients and help make transitions smoother, all while keeping the process as painless as possible. 

As one of the leading rental inspection companies in Colorado, our inspectors have conducted hundreds of rental inspections throughout Denver. Needless to say, we’ve seen a lot of different properties. And one of the most common defects we come across is an unsafe or improperly configured exterior door deadbolt lock.

This often comes as a surprise to clients who are confused as to why a perfectly functional deadbolt would fail a rental inspection. So what are the deadbolt requirements for passing a Denver Rental License Inspection? Let’s unlock the truth!

The Denver RRP – All About Safety

If you are a Denver property owner or manager, you are probably quite familiar with the Denver Residential Rental Program (or RRP) and the licensing it requires. Recall that the program was implemented as a way to ensure minimum safety standards for all Denver renters. The inspector utilizes the city’s Inspection Checklist, which is broken down into several important sections, as shown below.

Section 1 – Egress makes it a requirement for every dwelling to “have a means of egress leading to a safe and open space at ground level.” This is where the deadbolt discussion comes into play.

Check out this article for a full breakdown of the Inspection Checklist.

Why Do Deadbolt Requirements Matter?

There is a large number of older homes in Denver with exterior doors or security doors with deadbolt locks that are keyed on the inside (i.e. you need a key to lock/unlock them from the inside). This may seem like a perfectly viable means to exit the property. However, this will always be flagged as an inspection fail.

Incorrect deadbolt configuration – will fail Denver rental inspection

We know the key to that deadbolt lock is likely present and accounted for. In fact, some tenants even leave the key in the deadbolt for convenience. So you might be thinking – why is this an issue?

You need to consider the worst case scenario. What would happen in an emergency if the tenant needs to exit, and the key is somehow missing? All of a sudden you have a serious safety hazard that could be life threatening. And for that reason, these types of deadbolts are non-compliant items.

Correct deadbolt configuration

Deadbolt Requirements to Pass a Rental Inspection

In the case that you do have a keyed-on-the-inside deadbolt lock, our inspectors will require it to be switched out to a hand turn lock (like the one shown above). If the defective door in question is an outer security door, you can also opt to remove the lock all together (variations shown below).

You may notice that, if you reference the Inspection Checklist Guidebook, it does not explicitly mention deadbolt requirements. However, section 1.1 C states the following:

C. Doors, windows, corridors, stairways, fire escapes, and passageways, serving as ordinary or emergency exit routes shall be free of stored, discarded, or extraneous material, and in no case shall these routes be obstructed or locked to persons within the dwelling.

This excerpt essentially states that any feature obstructing an individual from unlocking and exiting the premise is an inspection fail. And according to the city, that includes keyed-on-the-inside deadbolts. We even personally verified this with city officials. So make sure to keep your property safe and update those deadbolts!

We hope this article has cleared things up with regards to deadbolt requirements. If you have any questions, feel free to contact us through our Ask Your Inspector program. Or you can reach out directly to the city of Denver at licenses@denvergov.org.

Book Your Rental Inspection with Team Scott!

If you own or manage properties in Denver or Boulder, and are in need of a rental license inspection, we hope that you will consider Scott Home Services. Visit us online to learn more our services or contact us to book your inspection today!

If you are a Denver landlord or property manager, you are no doubt aware of the Denver Residential Rental License Program. Residential rental property licenses are now required on all multi-family and single-family properties in the city of Denver.

There are several steps necessary to get your Denver rental property licensed. Sometimes it can be a bit confusing and overwhelming, but not to worry!

At Scott Home Services, we have extensive experience with the entire process. We are the largest provider of rental license inspections in Boulder, and we were the first company to provide the service under Denver’s law. In this blog, we will break down all the steps needed in order to acquire a Denver residential rental property license.

Does the Denver RRP Apply to Me?

The first question you may be asking yourself is: Does this residential rental property license even apply to me? Simply put – if your property is located in the County of Denver, and you offer it for rent for 30 days or more at a time, you must get it licensed. You can verify that your property has a valid Denver address with their tool here: https://www.denvergov.org/Maps/map/bestaddress

For a deeper dive into licensing requirements, take a look at “Article VIII” of the Revised Municipal Code of the City and County of Denver, Colorado

The Denver Residential Rental Program (RRP) Guidebook states that “property owners that rent more than 1 unit at a single location (a ‘multi-unit property’) [were] required to apply for a license by January 1, 2023. Property owners that rent only a single unit at any one location, [were] required to apply for a license by January 1, 2024.”

If you own or manage a rental property, you should have applied for a license by now. If not, it’s time to get a move on!

Residential Rental Property License Inspections

So it turns out you have to get your property licensed. What’s next? It’s time to get an inspection.

The city requires a RRP-certified rental inspector to inspect the property and assess it based on the official Residential Rental Inspection Checklist. To be a certified inspector, the individual needs to hold a valid ICC combo inspector certification and either an ASHI or InterNACHI certification.

While the city of Denver maintains a list of self-reported inspectors, the city is not directly affiliated with any inspection company. Our inspectors hold these certificates, but when you connect with an inspection company for your certificate, you should verify they have the required certifications.

All single-unit properties need to be inspected individually. For, multi-unit properties, the city mandates that 10% of units need to be inspected.

The inspector will evaluate the property based off the required criteria and fill out the checklist accordingly. If any items on the checklist are not up to code, they will be marked as “non-complaint.” Any of these non-compliant items will need to be addressed before the property can become properly licensed.

Exceptions to the Inspection

In some instances, a physical inspection can be avoided. Generally, when a government-based inspection occurred recently, you can use this report instead. These instances include the following:

1. If you have a recent alternate inspection report from a Federal Housing Agency such as an affordable or public housing program.
2. If the house is new construction and has gotten the final Certificate of Occupancy (CO) within the last 4 years.

Either of these reports can be submitted instead of a qualified inspector’s report. However, 4 years from now, when the license needs to be renewed, you will need to present these documents again. At that point, a CO will likely be too old to accept.

Submitting the Application

Once the inspection is complete, it is now time to submit your Denver residential rental property application. Applications must be submitted within 90 days of the initial inspection. If the application is sent after this 90-day window, the initial inspection will be considered invalid, and a new inspection will be required. So make sure to stay on top of those applications!

We recommend submitting your application as soon as possible after the inspection, even if the inspector noted any non-compliant items on the property which failed the inspection. This is because you will have one year from the date of application to make the necessary repairs to the property if a failed report is submitted.

Ready to apply for your Denver residential rental property license? Apply here!

When you have made the necessary repairs, your inspector must verify that the changes have been made sufficiently. Once verified, the inspector will fill out the re-inspection section of the checklist, which states: “I certify all reinspect items have been resolved.” Then, with the completed inspection report, along with the application, you will be able to acquire your license.

Fee Breakdown

One of the most common questions we get is “How much is this all going to cost?” That is a valid question and we’ve got the answer. There will essentially be four different factors that will contribute to your expenses: inspection fee, application fee, property repair fees, and license fee.

Inspection Fee

As stated above, a residential rental property license inspection is mandatory and is typically around $195 for a single unit. Inspection prices can vary depending on the inspection company and how many units you have in your portfolio. As stated before, the inspection companies are not directly affiliated with the city and each company can set its own prices.

Scott Home Services provides competitive pricing for single-family and multi-unit properties. Higher volume discounts are available if multiple inspections can be performed on the same day or if there are several units in the same building. Feel free to contact us for more info on our pricing. Or you can schedule a single-unit inspection online. 

Application Fee

The City of Denver currently requires a one-time $50 application fee.

Property Repair Fees

This number can obviously vary from case to case. Your property might be 100% compliant right off the bat, with no need for any corrections. On the other hand, repairs could be needed to bring your property into compliance, which would need to be priced out accordingly.

License Fees

Denver currently breaks down these fees based on the number of units that need licensing, but please confirm fees as applicable for your property here:

• $50: Single dwelling unit
• $100: 2 to 10 units
• $250: 11 to 50 units
• $350: 51 to 250 units
• $500: 251 or more units

Need a Residential Rental Property License Inspection?

If you are in need of a rental license for your property or properties, we hope that you will consider Scott Home Services. We have a team of 67 Denver RRP-qualified inspectors, with more in training. We are geared up and ready to help you with your inspection needs.

Our company has also been providing rental license inspections in the city of Boulder for the last 14+ years, which gives us the experience needed to effectively navigate the Denver Residential Rental Program. It is our goal to provide every client with fast, efficient, and professional services, while offering top-notch customer service and support every step of the way.

If you have any more questions or wish to schedule your rental inspection, contact us now! 

Furnaces and water heaters are key elements in any Colorado home. However, being that they are combustion appliances, they can pose safety and health hazards if not configured properly. One of the most common practices in the residential setting is to have these appliances installed in a combustion closet.

When it comes to Denver and Boulder rental properties, there are strict guidelines with regards to combustion closets or rooms. For rental license inspections, it all boils down to safety. A rental property needs to meet a list of standards in order to be deemed safe for its occupants.

Why Are Proper Combustion Closets So Important?

Combustion appliances are, by definition, fuel-burning. They combine a gas supply with oxygen in order to create fire. This reaction, in turn, heats your water and air.

The byproducts of this chemical reaction are carbon dioxide and water. In many cases, if the fire is not receiving enough oxygen, it will produce carbon monoxide, instead of carbon dioxide.

Carbon monoxide (CO) is highly toxic to humans if not ventilated properly. So, it follows that an enclosure with a combustion appliance must be built properly to ensure safe living conditions.

A fuel-burning device needs a source of fresh combustion air and an avenue for ventilation to expel its fumes. If the device does not have unhindered access to fresh air, it may begin to create negative pressure and pull the air it needs through the exhaust piping. Once that air is moving inward through the exhaust pipe, the fumes being produced as a byproduct have nowhere to go but back into the home. Now we have CO making its way into the living space, and that is an obvious problem.

It was common practice in many older homes to put combustion appliances in closets with louvered doors (shown below). The slats in these doors allow the appliance to draw fresh air in from the interior of the home. And if the ventilation flue is installed properly with no obstructions, this configuration should technically work.

However, according to code, using the louvered door method can be hazardous and especially unacceptable in certain locations such as the bedroom or bathroom.

For instance, if a fire were to break out in a bedroom combustion closet, without the proper fire-proofing precautions (i.e. a louvered door), the fire could quickly spread into the bedroom. Or what if a combustion device is located in bathroom closet with a louvered door? If someone turns on the exhaust fan, it could potentially create a backdraft and start to pull CO fumes into the bathroom.

Due to all these potential issues, it eventually became apparent that we needed to establish a standard for combustion appliances and how they are installed in the home.

Combustion Closets, By The Book

As mentioned above, when conducting rental license inspections in Boulder and Denver, inspectors are going to be paying close attention to the location and configuration of furnaces and water heaters. Both municipalities have similar standards. They have adopted the codes established in section 303.3 of the 2021 International Fuel Gas Code (IFGC).

So, can furnaces and/or water heaters be located directly inside bedrooms or bathrooms? No. However, they can be accessible through bedrooms or bathrooms, as long as they are contained in an isolated room or closet.

If a fuel-burning appliance is accessed through a bedroom or bathroom, it must be installed in a room or closet that is completely sealed with weather stripping and a door equipped with a self-closing device. Additionally, the appliance must have its own access to a source of combustion air from the outdoors. Furthermore, its exhaust must also terminate outside the home through its own dedicated piping. When built correctly, these combustion closets should have an airflow system that is operating independently of the living space.

The diagram below illustrates a water heater in one of the most efficient types of sealed combustion closets. Most new furnaces are built with direct ventilation systems (top picture shown above), meaning their intake and exhaust piping are mounted directly onto the appliance. These examples illustrates two different methods for proper combustion appliance configuration.

Properly configured combustion closet. Image soured from: https://www.energyvanguard.com

Utility rooms are commonly located in basements, and there are many basement rental units. It follows that the rental license guidebooks also address these specific living spaces. Any habitable part of the basement unit must be separated from any room containing fuel-burning appliances. According to section 4.2 of Denver’s residential rental program guidebook:

“If a fuel-fired furnace is located in a room that opens directly into an area used for sleeping, the two rooms must be separated by a solid core 1-hour fire-rated door with a smoke seal around it.”

Rental License Inspections

At Scott Home Inspection, we have been offering our rental license inspection services to the Boulder area for 10+ years. And now with the recently implemented Denver residential rental license requirements, we have several certified inspectors who are qualified to offer the same, high quality rental inspection services to the city of Denver.

When observing the combustion appliances in the home, our inspectors will consider a few key questions. Is the appliance functioning properly? Is it installed in a safe, and code-acceptable location? Does it have proper ventilation? Does it have an adequate combustion air supply? Any deficiencies noted at the time of inspection will be called out for repair and/or correction.

Our number one priority is to help Colorado families live in safe, healthy, and comfortable homes. So when assessing a rental property for licensing, our inspectors are as thorough as possible. We observe all aspects of the property as required by the municipality, and provide an unbiased pass or fail assessment.

If you are in need of a rental license, we recommend reviewing the applicable rental license guidebooks (City of Denver or City of Boulder) prior to the inspection.

We hope you will contact Scott Rental Inspections for your next Colorado rental license inspection! For more info, feel free to contact us today!

If you are a property manager or rental property owner in Boulder or Denver, you likely know a thing or two about rental licenses. The city of Boulder has required rental licensing for quite some time. And the city of Denver is following in its neighbor’s footsteps, making rental licensing mandatory by January 2024 for all rental properties.

A rental license inspection is meant to ensure that a rental property is a safe living space for its occupants. The inspection covers a wide variety of aspects throughout the home. But in this article, we will focus on the electrical components of the home.

Electricity is no joke. So sometimes even seemingly minor issues can lead to huge safety hazards. This is why it is important to be aware of the electrical issues that can fail a rental license inspection.

Missing GFCI Outlets in Bathrooms

At least one GFCI outlet is required in all bathrooms. This is considered a critical safety issue, and failure to meet this requirement will result in a failed rental license inspection.

A GFCI or “Ground Fault Circuit Interrupter” is meant to prevent electrical shock. The GFCI can detect any irregularities in the electrical currents at an outlet. When these irregularities are detected, the GFCI will immediately shut off, preventing any electrical hazards.

The proper GFCI outlet in a bathroom.

This type of outlet is especially important when near water features because water is a very conductive medium for electricity. So it follows that bathrooms need the extra security that GFCI outlets can provide. For a more in-depth discussion on GFCI outlets, check out our article, GFCI Outlets Explained.

Exposed Electrical Wiring

Wiring that is not contained by the proper conduit or enclosure is another way that can cause a rental license inspection failure. This one is pretty self explanatory. Simply put – exposed wiring or wiring in disrepair can be dangerous.

When conducting rental license inspections, our inspectors pay close attention for these types of issues. Outlets without covers is one of the more common defects we observe. This may seem like a minor defect to some. But on the contrary, uncovered outlets present serious safety risks – especially for curious children or pets. If any aspect of the property’s electrical system is exposed and deemed unsafe, it will be called out for evaluation and repair.

Improperly Wired Outlets

During the rental license inspection, inspectors will also be checking each outlet for functionality and proper wiring. They have specialized outlet testing devices that can indicate issues the outlet may have. Reverse polarity is a defect commonly found when an outlet is accidentally wired in reverse. With this reverse wiring, an outlet has the potential to produce an unstable current that can lead to serious electric shock and/or property damage.

An outlet tester indicating that the outlet has reverse polarity

This is an obvious concern for any unsuspecting tenant. So naturally, this type of issue will need to be fixed to pass an inspection. We elaborate on this topic in our past article about common electrical issues.

We also check the main electrical panel to ensure that a) it is accessible and not obstructed and b) it is properly wired with no safety hazards.

Use of Permanent Extension Cords or Makeshift Wiring

Inspectors will be on the look out for any problematic, makeshift wiring. We want electrical wiring to be professionally, and safely configured. So any wiring that is tacked, stapled or nailed to the walls will not be acceptable.

Additionally, extension cords being utilized for permanent wiring will be deemed hazardous and grounds for rental inspection failure. Extension cords can not be extending across doorways, from room-to-room, through unit walls, or across walkways.

Note that, according to section 3.4 of Denver’s Residential Rental Program guidebook, property owners or managers can address and remedy these problems to a satisfactory configuration during the inspection, if possible.

What Will Not Fail a Rental License Inspection?

There are certain electrical related issues that we may normally note in a standard home inspection that may not be required for a rental inspection.

For instance, missing GFCI outlets in the kitchen will not fail a rental license inspection. Being that kitchens have water features and a lot of electrical appliances in use, it is highly recommended to have GCFI outlets in this setting. However, there are technically no hard rules on the matter with regards to rental inspections.

Additionally, there are no rental license inspection rules about electrical panel brands. There are certain problematic panels, such as Federal Pacific Electrical Panels and Zinsco Electrical Panels, that were discontinued due to safety hazards. Though they are becoming more and more rare, we do still find these panels in older homes. We will always make note of these and recommend replacement in a standard inspection. But again, a rental license inspection does not require any panel replacements to be made.

Zinsco Electric Panel

Are You Ready for Your Rental License Inspection?

Rental license inspections take time and cost money. So why not shoot to pass with flying colors on the first try? Before applying for a rental license, we recommend that owners/property managers read up on all the requirements for their region. Check out articles like this one or you can go directly to the handbooks provided by the city of Boulder and the city of Denver. That way you can get your property certified, safe and tenant-ready in no time!

If you are in need of rental license inspection services, we hope that you consider us here at Scott Rental Inspections. We have a team of certified rental license specialists that service both Denver and Boulder. Feel free to contact us for more info or to schedule your inspection today.

If you are a professional in the housing market, you have likely heard about proper egress standards.

Agents, you’ve probably heard of the term, “non-conforming bedroom,” which generally refers to the egress methods (or lack thereof) in a bedroom. Property managers, you are probably familiar with the egress requirements of rental properties, which often vary from county to county. In this industry, the word “egress” gets thrown around a lot.

But what is an egress? The dictionary defines egress as: a path or opening for going out; an exit. In the residential setting, an egress is simply a viable means to get out of the house.

Having sufficient and safe exits from the home seems to be a no brainer, right? However, there are still areas that get overlooked and end up without suitable egress options – especially areas situated below grade, aka basements.

Sometimes basements were constructed before the standard egress code was implemented. Or, they were converted from storage spaces to dwellings and safety protocol was not properly followed.

Regardless of the reason, sometimes proper egress code is just not met, and this can lead to huge safety hazards. When living in the basement, it is absolutely imperative to have the right emergency escape methods. And this can commonly be achieved through the construction of egress windows.

Why Do We Need Egress Windows?

Egress windows are necessary for one main reason – safety. In the case of an emergency, people need the means to exit the home, and rescue personnel need a way to enter the home as well. According to the 2021 International Residential Code (IRC), each dwelling unit in a residential home must contain at least one egress window (or door). This is in addition to a standard entrance.

Basement egress windows are especially important. There are certain scenarios, like fires or floods, that could potentially obstruct or make inaccessible the primary basement exit. That is why each bedroom and living space in the basement must have no less than one egress window.

Recently, the world witnessed the dangers that can arise when basement dwellings are unequipped with sufficient escape options. On August 8, 2022, Seoul, South Korea experienced record high rainfall, which led to detrimental, city-wide flooding. Residents living in semi-basement apartments (also known as banjiha), experienced the worst of the flooding.

The flooding overtook these basement apartments, and in some cases, trapped banjiha residents. Unfortunately, at the time of this writing, 9 people were confirmed dead from the disaster.

South Korean President Yoon Suk Yeol visiting a flooded semi-basement. Image Sourced from: www.cnn.com

In all of these cases, the dwelling units did not have proper egress windows. Most of the windows in these units are small, hard to access, and sometimes sealed by security bars. This is an extreme case to illustrate how necessary egress windows really are.

Basement egress windows are also beneficial in that they increase the amount of natural sunlight and ventilation in the living space.

What Are Proper Egress Windows?

The 2021 IRC discusses basement egress windows in Section R310: Emergency Escape and Rescue Openings. In this section, the following minimum requirements for basement egress windows are established:

• An emergency escape and/or rescue opening must lead to a public way, yard or court.
• The exit must be operational from inside the room without a key, tool, or special knowledge.
• The height of the opening shall be a minimum of 24 inches.
• The width of the opening shall be a minimum of 20 inches.
• The bottom of the exit must be no greater than 44 inches from the floor.
• The exit should have a net clear opening of at least 5.7 square feet.

Basements are generally going to be below ground level, so egress windows will commonly exit into window wells. It follows that the IRC also has specific criteria to which window wells must adhere. Section R310.4 addresses window well specifications:

• The horizontal area of the well should be no less than 9 square feet.
• The well should have a horizontal projection and width of no less than 36 inches.
• The size of the well should allow the egress window to be fully opened.
• Wells with a vertical depth greater than 44 inches need to have permanently affixed ladders or steps.
• Wells should have proper drainage and must connect with the building’s foundational drainage system.
• If there are bars, grilles, covers or screens on the egress window, they must be removable without a key, tool, or special knowledge.
• Bars, grilles, covers, or screens must meet the net clear opening requirements stated above.

Egress Requirements for Denver Rental Licenses

If you work in the rental property market in Denver, then you likely know that, by January 2023, Denver rental licenses were required for all multi-family homes. Then by January 2024, single-family home licenses were made mandatory, as well. Rental license inspections are needed to acquire the proper certification.

The Residential Rental Program guidebook establishes the necessary criteria for Denver rental properties to qualify for licensing. This guidebook touches on basically all aspects of the property – including egress.

Section 1 of the guidebook specifically addresses egress. It states the following:

1. Every dwelling unit shall have a means of egress leading to a safe and open space at ground level.
2. Every inside and outside stairway, every porch, and every appurtenance shall be maintained and kept in sound condition and good repair.
3. Doors, windows, corridors, stairways, fire escapes, and passageways, serving as ordinary or emergency exit routes shall be free of stored, discarded, or extraneous material, and in no case shall these routes be obstructed or locked to persons within the dwelling.

The guidebook goes on to specify that, in multi-unit dwellings, all shared hallways and stairways must have a minimum of 100 lux of illumination (measurable with a standard light meter.)

TAKE NOTE that there is one very important caveat! In Section 1.1 of the Denver Residential Rental Program Inspection Checklist Guidebook, under “Additional Explanation,” it states the following:

Property is compliant with egress requirements if compliant with Denver Building and Fire Code under which it was permitted and constructed.

In other words, if the property was compliant with egress code at the time of its construction, it is deemed compliant with current Denver rental requirements.

The International Residential Code formally required egress windows in basement sleeping rooms starting in 1997. This means that if a home was built in 1997 or later, it must adhere to current IRC egress code. Any necessary updates or modifications must be made to reach compliance, in order to obtain a Denver rental license. On the contrary, if the house was built before ’97, and it was code compliant at the time of construction, it is in the clear.

These newly implemented rules are certainly shaking up the Denver rental market. But we’re here to help! Here at Scott Home Services, we now have six certified Denver RLI specialists. If you are a property manager or agent in the Denver area and are interested in getting a rental license inspection, contact us at Scott Home Services today.

It is no secret that lead is toxic. Over the years, authorities have made efforts to increase awareness about lead poisoning, end production and consumer use of lead products, and remove the substance from communities.

But the truth is, it is virtually impossible to completely eliminate lead hazards from all American communities. Because, for years, lead-based paint was the industry standard for residential homes. At one point in time, most (if not all) homes in America were being covered with this poisonous paint.

So how have we addressed this public health predicament? Before we answer that question, let’s first discuss lead and why it’s such a hazard.

What Is Lead?

Lead is a metal element that occurs naturally in the earth’s crust. It is toxic to humans and animals and can cause serious health effects.

However, lead has many sought after characteristics such as high malleability, ductility, and resistance to corrosion. And thus, before its negative health effects were discovered, lead was utilized for many products such as pipes, paint, solder, and even cosmetics.

For years, lead was added to paint to increase its durability, accelerate drying, maintain a shiny, “new” look, and resist moisture-related corrosion. But as the paint chips, breaks down, and becomes airborne, its lead components pose serious health threats to individuals who are exposed.

Lead has been proven to cause nervous system, brain, kidney, and reproductive damage, and it can stunt growth and development. Those at the highest risk are children and pregnant women.

According to the EPA (Environmental Protection Agency), a child’s developing body will absorb more lead than a full-grown adult’s body. Furthermore, children are more likely to put foreign objects that may have lead residue into their mouths. And lead-based paint is said to have a sweet flavor, which also explains why children have been known to ingest paint chips.

Naturally, as lead’s negative effects became more and more apparent, something had to be done.

The Governmental Ban on Lead-Based Paint

In 1978, the government banned the consumer use of lead-based paint. Consequently, if your house was built before 1978, it is more likely to have lead-based paint than a house built afterward.

Of course, many older homes have been renovated and repainted with the industry standard, lead-free paint. But in a lot of cases, old lead paint jobs are simply painted over. So lead-based paint may even still be present in an updated home.

Image sourced from: https://www.epa.gov/sites/default/files/lead/images/olderhomes.jpg

Years after the lead ban, Congress passed the Residential Lead-Based Paint Hazard Reduction Act of 1992, which “require[d] the disclosure of known information on lead-based paint or lead-based paint hazards before the sale or lease of most housing built before 1978.”

Under this bill, landlords or sellers are required to meet a list of criteria:

1. Provide an EPA-approved pamphlet about lead-based paint.
2. Disclose any known lead-based paint hazards.
3. Provide any records or reports regarding lead-based paint hazards.
4. Lease or contract must include a signed and dated attachment stating that landlord/seller has complied with all lead-related requirements.
5. Sellers must allow buyers a 10-day period to conduct a lead test, if desired.

Image sourced from: https://www.epa.gov

The Act of 1992 certainly helped set a precedent for transparency regarding the potential dangers of lead. And it gave renters and/or buyers an extra peace of mind during their housing transactions.

Lots of buyers have taken advantage of the 10-day period allotted for lead testing (number 5 in the list shown above).

Scott Home Inspection does not offer lead testing services. However, we believe it is important for buyers to know about these services. And we encourage buyers to hire a qualified lead testing specialist when necessary.

In many US counties nationwide, the requirement for rental licenses has taken lead-based paint safety standards a step further. Let’s talk about the latest addition to Colorado’s rental market – Denver’s new rental licensing program – and how it will address lead hazards.

How Do Denver Rental License Inspections Address Lead Hazards?

As of recent, one of the biggest changes in the Colorado rental market is Denver’s new rental licensing program.

This program required all multi-family rental properties to be licensed by January 1, 2023, and single family rental properties must be licensed by January 1, 2024.

Under this program, specialized rental license inspections are required in order to legally lease a rental in Denver county. The program’s main purpose is to ensure that renters are living in safe and healthy conditions.

These rental inspections are multi-faceted, covering many aspects of the property, including (you guessed it) lead-based paint hazards.

The Denver Residential Rental Program Checklist Guidebook covers matters regarding lead hazards in section 5.2:

5.2 – Free of Lead Hazards and Hazards Associated with Water Intrusion (RH, 2-209 A 2):

A. Floors, interior walls and ceilings, and other members such as baseboards, moldings, and door frames shall be:

2. Free from holes, cracks, breaks, dampness, mold associated with dampness, loose or peeling paint, lead hazards, loose or peeling plaster or wallpaper;

Additional Explanation – As in 5.1, for the purposes of theses inspections, purely aesthetic defects should not be considered non-compliant with this regulation. Inspectors should check for signs of water intrusion, mold and lead hazards.

For the purposes of these inspections a “Lead Hazard” means the existence of deteriorated, lead-based paint in the interior or exterior of a dwelling unit or structure constructed prior to January 1, 1979.

In properties built prior to January 1, 1979, if peeling paint is observed, the inspector should measure the area of the deteriorated paint. If the deteriorated paint is inside and the surface area is larger than six (6) sqft, or is on the exterior of the building and the surface area is larger than twenty (20) sqft, the inspector should test for lead-based paint.

Any publicly available lead testing kit may be used. If the test shows evidence of lead-based paint the property should be considered non-compliant with this regulation.

If the property is found to have a lead hazard as defined above, before being able to pass any subsequent inspection, the property owner/manager will need to have a certified lead professional remediate the lead based paint in accordance with EPA and CDPHE regulations.

The above excerpt establishes the standard to which the rental license inspector must adhere. Essentially, in order to qualify a section of a home as a “lead hazard,” the inspector must ask themself three key questions:

Was the house built before 1979? Is there deteriorated and/or peeling paint on the premise? If so, how large is the deteriorated area? 

If the answer to the first two questions is a “yes,” and the answer to the last question is “greater than 6 square feet (for interior), and/or greater than 20 square feet (for exterior),” then further testing for lead-based paint is needed. After testing, if lead-based paint evidence is confirmed, then remediation is required.

Our Denver Rental License Inspection Services

Here at Scott Rental Inspections, the safety and comfort of Colorado residents is our number one concern. So as this new chapter of Denver’s rental market rolls out, we are on board and prepared to be of service.

We have been providing the Boulder area with the necessary rental license inspections for over 10 years, so we are equipped and prepared to offer the same level of high-quality service in the Denver rental market.

If you are a Denver property manager and/or landlord in need of licensing, feel free to contact us about our Denver Rental License Inspection Services.