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Do you know your property manager’s hidden costs?

Do you know what you’re paying your property manager to manage rental repairs on your investment property? Depending on your property management company this is not included in the services paid within the monthly management fee. Depending on the property management fee this could include an hourly fee as well as a markup on the repair.

At 8z Rentals, we DO NOT charge a markup or hourly rate to manage repairs or maintenance when it is needed. We have trusted vendors across our Front Range markets we manage rental properties.

If you are shopping around to find a property manager for your rental property in the Colorado Front Range, anywhere from Fort Collins to Castle Rock, take a look at our services. We aim to be transparent with what is included in our management fee because it’s better for owners and tenants.

Learn more about what is included in our property management and rental leasing services.

Picking a Professional Property Manager: Handling an Emergency

This is the first installation of a new blog series which highlights how hiring a professional property manager helps save you time, frustration, and money. Some investors choose to go it alone, managing their investment property (or properties) while trying to balance a career, family commitments, and perhaps some hobbies on the side. In this first of the series, we’re going to discuss the different of handling an emergency at a rental property as a “do it yourselfer” property manager versus having a local property manager like 8z Rentals working for you.

Dealing with an Emergency Repair at your Rental Property

Kitchen water leaking from pipe

Are you vacationing in Europe? On a beach in Maui? Imagine the Colorado winter temperatures took a dip while you were away and your tenants are now reporting a frozen pipe or leaking pipe. Are you prepared to handle a property emergency in your income property while one a personal vacation? Who will you call or will you beg tenants to deal with arranging the repair themselves? If you’re not immediately available to handle an emergency repair as a do it yourselfer property manager, you’re risking damage to your property, added frustration to your tenants, and possibly resorting to an unknown service contractor to make the repair with the short notice.

Now if you consider the same scenario, but you have 8z Rentals managing your rental property. Rather than receive a phone call in the middle of the night while in Budapest with panicked tenants, they reach out to 8z Rentals through the emergency maintenance phone number. 8z Rentals can handle maintenance calls 24 hours a day 7 days a week​. We​ provide coverage​ day and nights, weekends and holidays​ too​. Rather than trying to find and schedule a contractor while out of pocket, your 8z Rentals property manager has that covered too. 8z Rentals has strong relationships with vendors and get you quality work for the best price. 8z Rentals does not mark up any of the maintenance costs either. Reserve funds are on hand with 8z Rentals to handle vendor invoices for repairs, such as this scenario, should they arise. By having a property manager handle the emergency repair that occured while you were out of town, your tenants’ emergency request was responded to quickly, repairs were arranged immediately to minimize damage to your property, a known vendor was arranged by 8z Rentals, and they were paid without having to give your credit card over the phone while on an international call.

Live the good life as a rental property owner, without the burden when you’re busy or on vacation, of what you will do if something goes wrong at your rental property.

Please contact us at 8z Rentals if you’re looking for a Colorado property manager serving the Front Range.

How to Look for a Colorado Rental Home

Tips on how to find a Colorado rental home…

If you can’t find the property you’re looking for on, here are some other options to find a rental home. There are many apps and websites out there and many are useless so we have condensed only the best ones here for your convenience. The best sources to use when searching for a rental are the apps shown to the left. Most smart phones can download them and you can modify your search parameters and have notifications sent when something new comes on the market.

In the last few years the home rentals world has changed drastically. The days of driving around looking for signs and newspaper ads are over. Today 90% of rentals are online only. It will seem overwhelming at first since there are so many sources for finding rentals and properties rent quickly. In general, spring and summer are the best times to find a rental. The inventory of rental homes available are greatest between May-August. However, rentals are typically the most expensive during these months as well. The winter months are good for finding a good deal and also the easiest time of year to negotiate a good deal for yourself. Homes that come on the market in the winter season are usually new investment property purchases or some sort of unplanned turnover. Properties that come on during the off season are usually a good opportunity to get a shorter term lease as well. Most landlords prefer to align the expiration with summer months and will often times be willing to work with you on a shorter lease. in general short term leases can be difficult to find. Usually a short term lease is going to cost you more money as well. Many short term leases come furnished so be prepared. Apartment communities often do shorter term leases in 3,6,9 month increments but there is usually a heavy premium too. Subletting is one of the best ways to find a short term lease. Craigslist,, VRBO and AirBnB are good resources for locating short term rentals. Navigating websites is a difficult part of finding a rental home today. Stick to the big rental websites, they will usually have the largest amount of properties available. Don’t get too specific since every landlord adds their property differently. For instance the property may have an amenity that you require, but the owner failed to place it in the Ad. Keep your options open. If a property doesn’t have what you need, ask the landlord of they have anything else similar or coming up. Many times landlords know about listings coming up that aren’t online yet.

Each rental home search app is different, so it’s important to make sure you’re using the right one.

  • Rentals- is a great app that usually has higher endiphone with rental home apps
    properties and is fairly reliable and updated regularly.
  • RadPad- is going to be more Urban properties and a lot of times
    more expensive lofts and apartments.
  • Apartment List- is going to be mostly apartment communities but
    there are a few private listings.
  • is the best app to use if you want to live in an
    apartment community and amenities are important to you. They
    don’t advertise private listings.
  • Lovely- is a trendier app that can be hit or miss. Younger property
    owners tend to use it and you’ll find a lot of unique properties
  • Craigstlist Pro- has a LOT of properties, there are a lot of scams
    though as well so be careful when using it. It’s a good place to look
    for short term leases, subleases and some homes.
  • Zillow, Hotpads and Trulia- All owned by Zillow, you will find that if one app has the property the other two will as well. Zillow tends to be one of the most popular but the listings can be outdated.
Kimberly Taylor, 8z Leasing agent

Welcome, Kimberly Taylor, Denver Leasing Agent

We are proud to introduce Kimberly Taylor, our newest Denver leasing agent who will be serving our landlords and investors with leasing and lease renewals for properties in Denver, Jefferson, Douglas, and Arapahoe counties.

Kimberly Taylor

Kimberly Taylor, 8z Leasing agent

I grew up in California, Colorado and Oklahoma. I received my Bachelor’s Degree in Financial Management from Northeastern State University in Oklahoma. Once I graduated, I knew that I wanted to call Colorado home again. I have been living back in the Front Range since 2010 and loving every minute of it! I began my career in property management in 2012 with a large national multi-family property management company. Looking to pursue a career in real estate, I received my Colorado Real Estate Brokers License in the spring of 2017 and began working with 8z Rentals in July. I started out in Boulder and just recently transferred to the Denver office. When I’m not working, I love to hike, bike, and travel! I also have two rescue dogs at home that mean the world to me!


A Wrap Up on the 2014 Rental Market

As home ownership in the U.S. sinks to a 19 year low of 64.4% more attention is being focused on the rental housing stock. Vacancy has dipped to 4.7% tipping the scales in the landlords favor.  An evenly balanced market is considered to have a vacancy rate of 5%. The lower supply increased rental rates. Nationally the $420 billion dollars paid in rent in 2013 increased to $441 Billion in 2014 a 4.9% increase. Rent growth for 2015 is expected to increase again with strong job growth, inflation, and the entrance of the millennial generation into the work force seeking independent housing.

Denver is ranked 5th on the National Apartment Index (NAI) which measures metropolitan areas with the lowest vacancy, strong job growth, strong rent and demographic trends. New York and San Francisco hold the top two places on the NAI. Nearly every industry in Denver is expecting strong job growth, which will continue to strengthen our economy and maintain developers’ optimism.

Average rents in the Denver area increased by 12%. The total rents increased from $4.5 billion paid in 2013 to $4.9 Billion in 2014. This 12% increase means tenants shelled out $474 million more dollars in 2014.   How do these numbers impact the single tenant? The average tenant is paying $86 more per month equating to $1,032 more per year in rent. Experts are forecasting rents to increase again in 2015 by as much as 8% which is expected to bring the average rent up from $1,168 in 2014 to approximately $1,260 for 2015.

Vacancy in Denver dropped from 5.2% in 2013 below that balanced market number of 5% to 4.7% in 2014. The delivery of several new apartment complexes in the Denver area for 2015 is expected to raise vacancy rates slightly as the market absorbs the new inventory. The quality of the new inventory will continue to raise the average rent despite the anticipated increase in vacancy.

Developers, attracted by the employment forecast in Denver, have delivered 7,588 units in 2014 and expect to deliver even more units in 2015. The large institutional purchasers have many investment opportunities for downtown Class A properties.

What does this mean for the average investor? If you have failed to raise your rents in the last two years you are at least 20% behind market rents. This is where hiring an expert in the industry like 8z Rentals can keep your investment performing at its peak.  Many times we are able to increase rents enough to cover the costs of management. That frees you up for more valuable things in life like time with the family or finding more deals!

Call us anytime we are here to help!

Improvements to our 2015 Residential Lease Agreement

2014 Team PhotoFall and winter may be a slower rental market, but we’re keeping busy at 8z Rentals.  We recently gathered our entire team, to discuss and update our entire lease agreement for our 2015 lease documents.  Here are the improvements that we added, that we think owners, such as yourself will appreciate.

  • Updated the formatting of the entire lease to make it much easier to access critical information on the top page.
  • Separated utilities into their own paragraph with easy to understand check boxes so it is clear about who is responsible, including who is responsible for connecting the utilities and when they need to be connected by.
  • Defined “possession” to protect owners if tenants delay taking possession and are not aware of damages that can be incurred from failure to occupy the property.
  • Addressed the issues of growing and smoking of marijuana in more detail.
  • Integrated the pet addendum into the lease to make it more clear for tenants and owners.
In addition, we believe that a big challenge in the residential leasing market in 2015 is “service animals.”  Everyone at our office has attended Advanced Fair Housing classes to be prepared for this new complicated facet to fair housing.  It is extremely important to know the correct way to deny or approve applications concerning service animals, since it is protected by a federal law, which can be extremely expensive to defend against even if you are right, as the prevailing party is not allowed to collect attorneys fees.
The residential leasing market is quickly evolving.  Standard cookie cutter leases do not address all the concerns that owners need to consider in Colorado’s current leasing and rental landscape.  As full time leasing agents we get to see the changing rental market and adjust accordingly to protect our owner’s properties and investments.
Please contact us if you need assistance leasing your Front Range Colorado rental property.

Tips to Landlords & Tenants: Residential Rentals in the Fall

Fall imageFall is upon us and we frequently get calls this time of year from owners in a panic asking us if they are “too late” to rent their property.

My answer to owners is of course “No!” Rentals happen all year long, but yes you will need to be more flexible and consider dropping your rental rate from the peak season rates. You will also need to consider being more negotiable with terms other than price, such as pets, utilities, occupancy limits, and lease duration.  The summer months are naturally on the top of the bell curve for prices since that is when the maximum activity occurs. Econ 101 kicks in when the demand drops.   Owners need to adjust their prices down to account for the reduced demand. In general, owners can expect about 10% -15% less in the slower months versus the peak months.

On the surface the answer to the owner’s question may seem pretty obvious, but as I dig deeper into the psychology of their question it occurs why they are in a panic. Most owners are caught up in the sales concept, which has big consequences for minor fluctuations in price. Unlike selling your property which is usually a life changing event, and worth some forward planning to maximize the sale price. Rentals have far smaller consequences. Selling a property with a 10% price fluctuation translates into tens if not hundreds of thousands of dollars. Most sellers who wait until the fall really have their work cut out to obtain top dollar. Luckily with rentals the total stakes are far lower, a 10% fluctuation in rent is a much smaller loss. The good news is that the reduced number of residents is also offset by the reduced amount of inventory. This helps level the playing field once again for owners.   Properties in nice condition that outshine their competition are many times able to rent for close to peak rates. The bad news is that if your property needs work and doesn’t show well, you will most likely have to get it fixed up to compete with the limited prospects or reduce your rents far enough to lure someone to your property.

All of this is good news to savvy residents who are lucky enough to have the flexibility to lease during the slower season. Avoiding the peak rental season is a fantastic way to secure great housing at reduced prices. Residents can avoid the frantic rush of having to sign a lease quickly if they like the property, and they are more likely to find a negotiable landlord. Retirees and single professionals fit perfectly into this category. Most retirees and single professionals are not concerned with school districts and have more flexibility with unique living situations. In addition, most retirees are not concerned with proximity to commuting arteries. As a matter of fact they probably want to avoid these areas since they are more expensive and more crowded. Renting is a growing trend among retirees who are seeking to live near friends and family for a portion of the year, to avoiding the headaches of maintenance and yard work, and following the nice weather. If you are going to be renting for a few years and have the flexibility it makes perfect sense to avoid the rush and wait for the slower season to find a gem.

Summer is Coming to a Close at 8z Rentals

Summer is finally coming to an end in Colorado. It has been a wonderful and busy season for 8z Rentals, as we leased a plethora of properties, renewed multiple leases, and moved out all of our tenants with leases ending during this period. The busiest rental period of the year is coming to a close, but as always, we continue to lease and manage rental properties.

Are you a Colorado property owner who still needs to lease your property for 2014? While the rush for rental housing may slow as summer ends, working with a property management company like 8z Rentals can significantly increase the demand for your rental property. 8z Rentals lists, markets, and shows your property for you. We respectfully follow property owners’ orders and use our professional experience to successfully lease properties to the best of our ability. Let us give your property the extra boost it needs; call 8z Rentals today to learn more!

Introducing Our Newest Denver Leasing Agent

8z Rentals’ Boulder leasing agent Jason DeLorenzo will soon be making the move to Denver to continue his successful career as a leasing agent. After over two years of working as a leasing agent in Boulder, Jason is ready to move on to leasing properties in an even more challenging rental market. Jason will be working alongside Anita Guide to provide leasing and management services to Denver and the extended surrounding area. Interested in learning more about Jason DeLorenzo? Check out our Boulder Rental Pulse blog to view Jason’s past leasing accomplishments as well as his background in leasing and management services.

Jason DeLorenzo

Preparing Our Managed Properties For Tenant Move-Ins

8z Rentals usually leaves a week between tenant move-out dates and new tenant move-in dates for our managed properties. This is done to ensure that our managed properties get the necessary amount of cleaning and maintenance before our new tenants move into them. While some maintenance issues may be unknown to our company prior to tenant move-in dates, we always do our best to clean and fix up our managed properties to the best of our knowledge. We understand that it can be frustrating to move in to a dirty property, or even a property that needs multiple fixes. That’s why we give our best effort to have your property fully prepared before your move-in date.

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