Rental Housing Licensing Frequently Asked Questions (FAQs)
General Information
Inspections
Enforcement
Changes to the Rental Housing Program
General Information
Where is the Rental Licensing Office?
The office is in the Planning and Development Services Center, 1739 Broadway, 3rd floor. The center's hours are 8 a.m. to 4 p.m., Monday, Wednesday, Thursday and Friday and 10 a.m. to 4 p.m. on Tuesday. The office is closed on holidays.
Why is a rental license required?
City housing code requires that any residential dwelling unit property have a current rental license in order to maintain consistent health and safety standards for all rental properties in Boulder.
Are there circumstances when a rental license is not required?
If you think your property meets the below circumstances, please fill out a Rental Licensing Exemption Affidavit.
Rental licenses are not required under any one of the following circumstances:
a dwelling unit occupied by the owner (or members of the owner's family) who rents to no more than two roomers unrelated to the owner or the owner's family;
OR
a dwelling unit that meets all the following conditions:
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The dwelling unit is the owner's principal residence;
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The dwelling unit is temporarily rented for no longer than 12 consecutive months in any 24-month period;
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The dwelling unit was occupied by the owner immediately prior to its rental;
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The owner is temporarily living outside of Boulder County; and
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The owner intends to reoccupy the dwelling unit upon termination of the temporary rental period;
OR
a commercial hotel and motel that offers lodging accommodations primarily for periods of time less than 30 days. However, bed and breakfast facilities are not excluded from rental license requirements;
OR
common areas and elements of buildings containing attached, but individually owned, dwelling units.
How much is the rental license fee?
The fee is $70 per property to cover administrative costs of issuing the rental license, regardless of number of units.
What are the Occupancy requirements of my rental property?
The city's occupancy regulations permit no more than three unrelated persons to inhabit most residences. In condominiums and apartments, no more than four unrelated persons are permitted in each unit. Permitted occupancy of a property is ultimately determined by zoning and can be verified with the city. Maximum penalty for over-occupancy is $2,000 per day plus 90 days in jail. (City Code)
What happens if I rent a unit without a rental license to someone?
The city's Property Maintenance Code requires all rental properties in Boulder to maintain a valid rental license. The code also establishes minimum standards for the use and safe occupancy of dwellings to protect, preserve, and promote the physical and mental health of its residents.
The Rental Licenses code states that obtaining a rental license is the responsibility of the property owner. The discovery of an unlicensed rental property will result in legal action. View a list of the rental properties that are currently in need of a rental license renewal.
Who do I call to find out if a property has a rental license?
Call the Rental Housing Inspection and Licensing Office at 303-441-3152 or go to the Property Inquiry page to look up a specific address.
How long is a rental license valid?
After the baseline inspections are completed and the license issued, a renewal application, fee, renewal inspection compliance verification form and an affidavit of legal residency must be submitted every four years to maintain the rental license. When ownership of the property changes, a new rental license application and a new baseline inspection are required.
Are rental licenses transferable to new owners?
No. Once a property changes ownership, a new application is required.
If rented, are accessory dwelling units (ADU’s), owner's accessory units (OAUs) and limited accessory units (LAU's) required to be licensed?
An accessory dwelling unit is a separate and complete single housekeeping unit located within an owner's primary dwelling unit. An owner's accessory unit is a separate and complete single housekeeping unit that may be located either within or separate from the owner's primary dwelling unit. A limited accessory unit is an accessory unit created from the conversion of a non-conforming multi-family use through the administrative review process. Rental licenses are required and in addition to inspection for licensing, city staff may inspect the ADU/OAU/LAU for other approval criteria.
Does an owner need a property agent?
Not if the owner resides in Boulder County. Property owners who do not reside in Boulder County are required to have a local agent. The local agent is designated by the owner and provides a contact person for the property.
Can my tenant be the local agent?
Yes, however it is advisable to consider that tenants frequently change.
How do I make changes to my address, phone or agent information?
Fill out the "Rental Licensing change address agent" form (search for "rental" within the P&DS Database) and send it in with your changes.
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Inspections
What inspections do I need to get licensed?
A Baseline Inspection is needed for:
- A rental property that has never been licensed before;
- A rental property whose previous license has expired; or,
- A transfer of ownership.
When renewing a rental license, renewal inspection compliance verification forms must be completed and signed by a licensed inspector and the owner or agent.
What do the inspections include and who does them?
Inspections are done by private inspection companies. Re-inspections may be required if there are items to be repaired. If the property is in compliance, the inspector will inform you at the inspection site and will provide you with a signed inspection compliance verification form. Learn more about licensed inspectors.
Charges for the inspection depend on the policies of the licensed rental housing inspector with whom you have contracted. Prices vary. We encourage you to compare prices between companies.
All information on the necessary inspections can be found in the Rental Housing Application Packet, which is available in the P&DS Forms Database under "rental."
Baseline Inspection
The Baseline Inspection consists of four parts:
A. General Life Safety Requirements
B. Plumbing Facilities and Fixture Requirements
C. Mechanical and Electrical Requirements
D. Fire Safety Requirements
Before hiring any company to perform the inspections, please ask the company to ensure that their licenses are current with the city, as our lists are not verified on a daily basis.
Charges for the inspection depend on the policies of the licensed rental housing inspector with whom you have contracted. Prices vary. We encourage you to compare prices between companies.
Renewal Inspection
The Renewal Inspection consists of four parts:
A. General Life Safety Requirements
B. IPMC Appendix C Energy Efficiency Requirements (prescriptive)
C. Mechanical Requirements
D. Electrical Requirements
Before hiring any company to perform the inspections, please ask the company to ensure that their licenses are current with the city, as our lists are not verified on a daily basis.
Charges for the inspection depend on the policies of the licensed rental housing inspector with whom you have contracted. Prices vary. We encourage you to compare prices between companies.
What if I can't get an inspection completed in time?
If you are unable to have the baseline or safety inspection completed by the date on your rental license new/renewal form, please call the Rental Housing Inspection and Licensing Office at 303-441-3152 to request a time extension for completion of these items.
My inspections are a few months old can I still use them?
Yes, inspections are considered current if they were done within the last 12 months.
Who do I talk to when I have a question on a repair requirement?
A contractor licensed in the City of Boulder can assist you with determining the cost and extent of the repair work.
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Enforcement
Is enforcement action taken against unlicensed rental properties?
The city's Property Maintenance Code requires all rental properties in Boulder to maintain a valid rental license. The code also establishes minimum standards for the use and safe occupancy of dwellings to protect, preserve, and promote the physical and mental health of its residents.
The Rental Licenses code states that obtaining a rental license is the responsibility of the property owner. The discovery of an unlicensed rental property will result in legal action.
Are there circumstances under which code violations could impact the term of an existing rental license?
Yes. The Reduced Term Rental License code allows the term of a rental license to be reduced to 12 months when there is a violation of the land use regulations involving either the limitations on the number of occupants or the number of dwelling units. The term of a rental license may be reduced to 24 months for violations of the Housing Code.
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Changes to the Rental Housing program
The city no longer performs the rental housing inspections, and property owners are required to contract with private housing inspection companies.
How are fees for the private housing inspection companies determined?
The city is not a party to the contract so is not involved in setting the fee. It is up to the property owner to hire the inspector and negotiate a price for the service.
What are the requirements to become licensed as a City of Boulder rental housing inspector?
Learn more.
How does the SmartRegs ordinance effect the rental housing program
The SmartRegs ordinances require all rental housing to meet a basic energy efficiency requirement by 2019. Visit the SmartRegs website for more information.
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Last Updated on Friday, 22 February 2013 10:44