11ed Legal Handbook 2019 Update

Pages 254
Views 2
of 254
All materials on our website are shared by users. If you have any questions about copyright issues, please report us to resolve them. We are always happy to assist you.
Description
F O R R E N TA L H O U S I N G I N C O L O R A D O 11TH EDITION (2019 UPDATES) LEGAL HANDBOOK FOR RENTAL HOUSING IN COLORADO 11TH EDITION (2019 UPDATES) This Legal…
Transcript
F O R R E N TA L H O U S I N G I N C O L O R A D O 11TH EDITION (2019 UPDATES) LEGAL HANDBOOK FOR RENTAL HOUSING IN COLORADO 11TH EDITION (2019 UPDATES) This Legal Handbook is an overview of Colorado Landlord/Tenant Law. It is the copyrighted property of the Colorado Apartment Association (CAA) and the local associations listed below. It may not be reprinted or copied without the prior written permission of the Colorado Apartment Association. APARTMENT ASSOCIATION OF METRO DENVER NORTHERN COLORADO RENTAL HOUSING ASSOCIATION 7100 E. BELLEVIEW AVE., STE. 305 P.O. BOX 1075 GREENWOOD VILLAGE, CO 80111 FT. COLLINS, CO 80522 APARTMENT ASSOCIATION OF SOUTHERN COLORADO WELD COUNTY APARTMENT ASSOCIATION 545 E. PIKES PEAK AVE., SUITE 105 P.O. BOX 1418 COLORADO SPRINGS, CO 80917 GREELEY, CO 80632 This handbook is the summary of the relevant law and is not intended to replace the advice of a property owner or manager’s attorney or other professional advisor. The statutes which appear in the handbook are copyrighted by and reprinted with the permission of West Group Publishing. We are grateful for their permission. RESEARCHED AND AUTHORED BY: ANDREW C. HAMRICK COLORADO APARTMENT ASSOCIATION 7100 E. BELLEVIEW AVE., STE. 305 | GREENWOOD VILLAGE, CO 80111 | (303) 329-3300 TABLE OF CONTENTS APPLICATIONS AND SCREENING.......................................................................................................... 3 Need for Written Policies..................................................................................................................................3 Legal Limitations on Screening.........................................................................................................................3 Disclosure of and Receipt for Application Fees.................................................................................................3 Amount of the Application Fee.........................................................................................................................4 Colorado Rejection Letter................................................................................................................................4 Limitations on Lookback Period.......................................................................................................................5 Fair Credit Reporting Act.................................................................................................................................5 Using Consumer Reports.................................................................................................................................6 Definition of an Adverse Action.......................................................................................................................6 The Content of the Adverse Action Notice.......................................................................................................7 Non-Compliance..............................................................................................................................................7 Criminal Background Checks...........................................................................................................................8 LEASE DOCUMENTATION ASSIGNMENT AND SUBLEASES................................................................... 11 Written Agreements.........................................................................................................................................11 Copy of the Lease to the Tenant......................................................................................................................11 Required Written Receipts for Payments..........................................................................................................11 Multistate Leases.............................................................................................................................................12 Basic Rules of Contract Interpretation.............................................................................................................12 Lease Addenda.................................................................................................................................................13 Mistakes..........................................................................................................................................................14 Assignment and Sublease.................................................................................................................................14 Landlord Consent...........................................................................................................................................14 New Lease.......................................................................................................................................................15 Month-to Month Tenancies.............................................................................................................................15 LANDLORD’S ENTRY RIGHTS............................................................................................................... 17 Common Law.................................................................................................................................................17 Reasonable Purposes........................................................................................................................................17 Prior Notice.....................................................................................................................................................17 Bed Bug Entry.................................................................................................................................................18 CAA Lease Provision.......................................................................................................................................18 Refusal of Entry...............................................................................................................................................18 WARRANTY OF HABITABILITY AND DUTY TO REPAIR........................................................................... 19 Common Law.................................................................................................................................................19 Lease Obligations ...........................................................................................................................................19 Warranty of Habitability.................................................................................................................................19 Seriousness of the Condition...........................................................................................................................20 Tenant Written Notification............................................................................................................................21 Landlord Written Notification.........................................................................................................................21 Commencement of Remedial Action...............................................................................................................21 Completion of Remedial Action......................................................................................................................22 Mold ..............................................................................................................................................................22 Not a Guarantee That Things Won’t Break......................................................................................................22 Tenant Remedies.............................................................................................................................................23 Moving Out....................................................................................................................................................23 Injunction.......................................................................................................................................................23 Withholding Rent and Repair and Deduct......................................................................................................24 COLORADO APARTMENT ASSOCIATION Legal Handbook for Rental Housing in Colorado iii Fair Rental Reduction......................................................................................................................................24 Hotel or Comparative Unit ............................................................................................................................24 Landlord Defenses...........................................................................................................................................24 Destruction of the Property.............................................................................................................................25 Retaliation.......................................................................................................................................................25 Single-Family Opt Out Provisions...................................................................................................................25 Disclosure to Prospective Tenants....................................................................................................................27 Signed Receipt.................................................................................................................................................27 Renovations.....................................................................................................................................................29 Training and Certification...............................................................................................................................29 Pre-Renovation Notification............................................................................................................................29 Common Areas...............................................................................................................................................29 Exceptions.......................................................................................................................................................29 Penalties..........................................................................................................................................................30 Contractor Obligations...................................................................................................................................30 REAL ESTATE COMMISSION COMPLIANCE........................................................................................... 63 Overview.........................................................................................................................................................63 When a License is Necessary............................................................................................................................63 Disclosure of Agency Relationships.................................................................................................................64 Commission Approved Forms ........................................................................................................................64 Security Deposits.............................................................................................................................................65 Management Agreement..................................................................................................................................66 Operating Manual...........................................................................................................................................66 Bonuses to Non-Licensees...............................................................................................................................67 FIRE AND CARBON MONOXIDE ALARMS............................................................................................. 71 Fire Alarms......................................................................................................................................................71 Carbon Monoxide Alarms...............................................................................................................................71 MARIJUANA AND SMOKING................................................................................................................. 73 Overview.........................................................................................................................................................73 Landlord’s Ban on Marijuana and/or smoking.................................................................................................73 Conflict with Federal Law...............................................................................................................................74 Limiting Marijuana Use as an Illegal Activity...................................................................................................74 Limiting Smoking and marijuana Use as an Unreasonable Disturbance...........................................................74 Defining Tolerable Smoking and Marijuana Use..............................................................................................75 Reasonable Accommodation to a disability......................................................................................................75 Colorado’s Dual Marijuana Legalizations.........................................................................................................76 Legalized Use...................................................................................................................................................76 Primary Care Giver.........................................................................................................................................77 Analyzing a Reasonable Accommodation claim...............................................................................................77 LANDLORD OBLIGATION TO SUPPLY INFORMATION TO CENSUS BUREAU EMPLOYEES...................... 79 UTILITIES............................................................................................................................................. 81 Allocation of Cost...........................................................................................................................................81 Lease Provisions Regarding Utilities.................................................................................................................81 Cutting Service................................................................................................................................................81 Submetering....................................................................................................................................................82 Exemption from Regulation............................................................................................................................82 Application for Exemption..............................................................................................................................82 Water..............................................................................................................................................................83 Aurora Water Regulations................................................................................................................................83 COLORADO APARTMENT ASSOCIATION iv Legal Handbook for Rental Housing in Colorado SATELLITE DISHES............................................................................................................................... 85 FCC Regulations.............................................................................................................................................85 Limitations Authorized Under The Rule..........................................................................................................85 Implied Limitations.........................................................................................................................................85 FAIR HOUSING - DISCRIMINATION...................................................................................................... 87 Overview ........................................................................................................................................................87 Basic Strategy..................................................................................................................................................88 Display Posters ...............................................................................................................................................88 Disabled Tenants.............................................................................................................................................88 Familial Status and Occupancy Standards........................................................................................................91 Retirement Community..................................................................................................................................91 Occupancy standards.......................................................................................................................................92 Source of Income Discrimination ...................................................................................................................92 Housing Voucher Risks...................................................................................................................................92 Unpaid Rent on the Front End........................................................................................................................93 Unpaid Rent on the Back End.........................................................................................................................93 Property Damage.............................................................................................................................................93 Higher Security Deposits.................................................................................................................................94 Other Protected Sources of Income.................................................................................................................94 Single Unit Exemption....................................................................................................................................94 Discrimination Complaints.............................................................................................................................94 Overview of the Investigation Process..............................................................................................................95 REQUEST FOR REASONABLE ACCOMMODATIONS AND MODIFICATIONS BY DISABLED TENANTS....... 99 Overview.........................................................................................................................................................99 Americans with Disabilities Act - Fair Housing Act ........................................................................................99 Public Areas Only.......................................................................................................
Advertisements
We Need Your Support
Thank you for visiting our website and your interest in our free products and services. We are nonprofit website to share and download documents. To the running of this website, we need your help to support us.

Thanks to everyone for your continued support.

No, Thanks
SAVE OUR EARTH

We need your sign to support Project to invent "SMART AND CONTROLLABLE REFLECTIVE BALLOONS" to cover the Sun and Save Our Earth.

More details...

Sign Now!

We are very appreciated for your Prompt Action!

x