Ah, Denver! The Mile-High City, known for its vibrant urban scene, breathtaking mountain views, and rapidly growing housing market. Whether you're a long-time resident or someone who just recently fell in love with Denver's charms, you've probably noticed that the city's popularity isn't just about tourism—it's about settling down, too. And where there's a crowd looking for a cozy place to call home, there's an opportunity for property owners like you to step into the exciting world of rentals. So, you're thinking about dipping your toes into the landlord waters? Smart move. This guide is tailored just for you.
|Table of Contents
Setting the Scene: Why Denver is a Hotspot for Rentals
Denver isn’t just a playground for skiers and mountain enthusiasts. Over the past few years, its job market, cultural attractions, and unique lifestyle have pulled people from all over the country. The city's tech, energy, and creative sectors are booming, leading to a consistent influx of young professionals and families searching for rental homes. This presents a golden window for property owners. And with property values soaring, it's not just about the monthly rent—you're looking at an appreciating asset that can offer solid returns in the long run.
The Essentials: Getting Your House in Order
First things first—before you start taking pictures of your property and jotting down rental prices, there are some foundational steps you need to cover. After all, being a landlord isn't just about handing over keys. It’s about ensuring you're protected and prepared for whatever the rental world throws at you.
Get the Proper Insurance
Embarking on the landlord journey without the right insurance is like hiking the Rockies without proper shoes—it's risky and, honestly, not a great idea. Different from the homeowner's insurance you might already have, landlord insurance protects you from potential pitfalls that come with renting out a property. Think damages that go beyond the security deposit or unexpected events like a storm wreaking havoc on your roof. There are a ton of providers out there, so do your research and make sure you find a provider that offers the coverage and amounts you need to feel comfortable. At Nomad, we offer $500K in Property Protection to all our owners, so use this to guide you when looking into plans.
Draft Your Lease
Before you jump into the world of landlording, it’s essential to have a rock-solid lease in place. Think of it as the backbone of this whole endeavor. A comprehensive lease isn’t just about stating the monthly rent or setting rules about pets; it's your primary tool for protecting both you and your tenant. While there are a plethora of leasing tools online, remember that local details matter here, especially in a city like Denver. Did you know Denver has a unique definition of "wear and tear" for rental properties? Yep, it's not as straightforward as you might think. Keeping up-to-date with local legal nuances is paramount. If this is overwhelming or you're ever in a bind, Nomad's got your back with lawyer-vetted leases tailored for the Denver market.
Set Screening Criteria
Fairness is the name of the game. When you're gearing up to rent out your space, consistency in your screening criteria ensures you're not only fair but also on the right side of the law. From credit scores to rental histories, determine what factors are crucial for you and stick to them for every applicant. This way, you ensure that you're assessing all potential tenants with a non-biased approach. Oh, and a side note? Background checks and references? Non-negotiable. You'd be amazed at the peace of mind you'll gain knowing a bit more about who'll be calling your property 'home'.
Get Your Home Rent-Ready
Here's where the rubber meets the road. Beyond the paperwork, there's the actual space you're renting out. First impressions last, so ask yourself – is your property poised to woo potential tenants? Minor upgrades from a fresh coat of paint to fixing that leaky faucet can drastically elevate your property's appeal. And speaking of appeals, ever thought about how your property stands up to Denver's rental inspections? Ensuring your property meets local standards isn't just about avoiding penalties; it's about offering a safe and delightful living space. After all, a happy tenant makes for a happy landlord.
Apply for a Residential Rental Property License
Denver's requirements and how to apply: Navigating the legal maze of city regulations can be daunting, but securing a Residential Rental Property License is a non-negotiable step for Denver landlords. Thankfully, Denver's official website provides a clear roadmap. The process, though bureaucratic, is essential in ensuring you're operating within the confines of the law. But be prepared; one key step involves passing a property inspection. Especially for older units, this can present a few hurdles. That being said, by ensuring your property adheres to Denver's codes (which, by the way, are there for everyone's safety), you're not only securing a license but also guaranteeing a safe home for your tenant.
Taking the Leap: Finding and Placing a Tenant
Set Your Rental Price
Why finding the right price balance is important: Pricing isn't just about covering your mortgage or making a profit; it's a delicate dance between being competitive and ensuring value. Pitch it too high, and you risk vacancies; too low, and you might be leaving money on the table or even attracting the wrong kind of tenant. But how do you hit that sweet spot? Research, research, and more research. Understand the local Denver market, compare similar properties, and perhaps even utilize online tools. Services like Nomad can generate an estimated rental price tailored to your property and its unique Denver neighborhood.
How to identify your market rent price point: Dive deep. Look at current listings, consider the amenities you offer, and always account for seasonal variations. Denver's rental landscape can fluctuate, so staying informed is key. And if the idea of constant research sounds exhausting, there are services that offer up-to-date insights and recommendations. With all the digital tools at our disposal, finding the right price point is more of an art informed by science than pure guesswork.
Market Your Property
First impressions are invaluable, especially in the rental market. Think of your property as a product on a retail shelf. How it looks from the outside can make the difference between someone stopping to take a closer look or walking past. Simple tweaks like a fresh coat of paint, well-maintained lawns, or even just ensuring pathways are clean and clear can draw potential tenants in. The exterior of your property is essentially its advertisement. And in a place like Denver, where natural beauty is abundant, ensuring your property matches its surroundings can significantly amplify its appeal.
In today's digital age, your property's online presence is just as crucial as its physical appearance. Platforms like Zillow, Apartments.com, and Redfin have become the go-to for prospective tenants. Crafting a compelling listing with high-quality images, an engaging description, and all necessary details can set your property apart. While these platforms are excellent starting points, Nomad's ability to syndicate listings to multiple major sites with a single click can save you significant time and ensure wider visibility.
Screen Your Applicants
Every landlord hopes for the perfect tenant: punctual with payments, respectful of the property, and easy to communicate with. But how can one predict a tenant's behavior? This is where sticking to your selection criteria is extremely important. You spent time and energy to create this for a reason, so there is no need to deviate from it now! Outside of your criteria, look for a reliable employment history, and good credit scores. It's essential to apply these criteria uniformly to all applicants to avoid any allegations of discrimination.
While your set criteria will filter applicants, diving deeper ensures added security. Comprehensive background checks can uncover any past issues like evictions or criminal records. But remember, while these checks are informative, they shouldn't be the sole factor when making your final decision. Engaging with previous landlords can give you insights into the tenant's behavior, punctuality with rent, and any other potential issues. Online tools abound for these checks, but you may want to consider leveraging a service to do this for you. Companies like Nomad have a wealth of experience placing quality tenants, so having us do the heavy lifting can save you time and give you additional piece of mind.
Sign the Lease and Collect Your Security Deposit
Managing security deposits can be tricky. It's more than just collecting a sum at the beginning; it's about storing it correctly and understanding when and how much can be deducted at the end of a lease term. Denver laws stipulate certain conditions under which a security deposit can be used, such as unpaid rent or damages beyond normal wear and tear. Always provide an itemized list to the tenant if any deductions are made and return the remainder within a month, or as stated by local laws.
Managing Your Property: What You Should Consider
Self-Managing vs Hiring Professionals
Self-management can be rewarding. You're in control and get to directly shape the tenant-landlord relationship. However, it can also be demanding, from handling midnight emergencies to understanding the intricacies of property laws. On the other hand, professional property management can take these responsibilities off your shoulders. While there's a cost involved, the peace of mind and the time saved often makes it worth the investment.
Pros & Cons of Property Management in Denver
Denver's booming real estate market means property management services are aplenty. The pros? They're local experts who understand the market, have connections for quick fixes, and can efficiently handle tenant turnovers. The potential cons could be the associated costs and, in some cases, a feeling of detachment from your property. However, choosing a reputable service ensures that your property, and its returns, remain in good hands. At Nomad, we offer almost all of what you get from a traditional property manager for a fraction of the cost and guarantee your rental income each month. Get in touch with a member of our team to learn more or head to our site to see what we think you can get for your property.
The journey of becoming a landlord in Denver can be as rewarding as it is challenging. By being prepared, proactive, and using available resources wisely, you can navigate the rental landscape successfully. While it's a journey with its unique set of challenges, the rewards — both financial and personal — are significant. Whether you choose to embark on this journey alone or with the assistance of platforms like Nomad, remember that every step taken is a learning opportunity, laying the foundation for your success as a landlord in the vibrant city of Denver.