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Blue Sage Blog

How to Get Rid of Bad Tenants – Denver Eviction Best Practices

Wednesday, November 25, 2015

Today, we are talking about the eviction process in Colorado and what we have to do when we need to get rid of bad tenants or tenants who are not paying rent. Fortunately, we don’t have to evict very often. Most of our eviction experience comes from owners who need help with problem tenants. At Blue Sage Realty, we have not had to evict one of our own tenants in several years. We take pride in our tenant selection process. If you do a thorough tenant screening, you will be less likely to face problems and evictions.

Notice to Pay or Quit

The first step is to give the tenant a Notice to Pay or Quit. If the tenant does not pay the late rent within three days of that notice, we forward it to our attorneys. We work with some of the best eviction lawyers in Colorado, and they have a systemized procedure for evictions. This keeps the costs nominal. An eviction will cost about $250, and that includes attorney fees as well as court costs.

Court Date

The court date is set for a week or two after the posting. The court process is usually pretty open and shut – you simply have to demonstrate that the tenants have not paid rent as agreed. Once you have the judgment from the courts, it’s a good idea to go to the property and see if the tenants have already moved out on their own. If they have, the hardest work is done and you just have to get the property ready for a new renter. If they are still in the property, we send a writ to the county sheriff and make an appointment for help with a physical move out.

Physical Move Out

When we get an appointment with the sheriff, we usually bring a crew to help move out the furniture and personal items. Those things will be left on the curb or wherever the sheriff directs us to put them. This has to take an hour or less; the sheriff will not give us any additional time. As property managers, we need to decide how many people to hire for this process to get it done in that timeframe. Then, we clean up the property and get it back on the market. The entire eviction process takes about 30 days from the nonpayment of rent to the sheriff moving out the tenant. If you have any questions on how to handle this, please contact us at Blue Sage Realty, and we’d be happy to tell you more.

What Does Denver Property Management Do for You?

Tuesday, November 17, 2015

Today, we are talking about what property managers do. As professional managers, we have two basic jobs: marketing and management. 


When we do marketing for your property, we’re focused on filling your vacancy. We handle all of the advertising and we take calls from prospective tenants. We qualify people, show the property and then conduct thorough screening through our application process. Then, we sign leases for you and put the tenants in your property with all the necessary paperwork to keep you compliant with laws and regulations. 


The management part is everything we do on a daily basis to keep your property protected. We do regular drive-bys, conduct inspections, collect rent and talk to tenants about late payments. We also charge late fees and when it’s necessary, and we post a Notice to Pay or Quit on the property. Management also includes turning over properties. When a tenant moves out, we check it out and get it ready for the next tenant. Property managers also handle the maintenance and repairs that are necessary to keep your rental home in good condition. 


People are often interested in evictions and how we handle them. They are not as hard as they seem but it’s a very technical process and all the steps must be done correctly. We use a lawyer to take this all to court and keep our paperwork in order to substantiate our claims that rent has not been paid. In Colorado, evictions are usually complete within 30 days. The longest part of it is waiting for the sheriff to come and physically move out a tenant. They are very busy, so we have to make an appointment and work quickly to get nonpaying tenants moved out. 

If you have any questions about the work that professional property managers do, please contact us at Blue Sage Realty, and we’d be happy to share more information with you.

5 Reasons to Choose Blue Sage Realty to Manage Your Denver Rental

Wednesday, November 11, 2015
Blue Sage Realty was started 14 years ago with the goal of providing the best property management services in the business. We work from Denver to Longmont and from Golden to Commerce City. Today, we are sharing five reasons that you should choose us when you’re looking for property management services in this area. 

Experience and Teamwork 

We have three property managers in our company, and we all specialize in different areas; bookkeeping, policing and maintenance. We each have a specific territory that we manage for drive-bys, inspections and maintenance. The three of us work effectively as a team and we’re always here to help you. You should be able to get simple questions answered in one phone conversation with anyone here. 

Attention to Detail

One of the things that make Blue Sage special is our attention to detail. We actually inspect the property, and those inspections are included in our regular management contract. We check everything on a tenant’s application for accuracy. For example, we check landlord references thoroughly. When we’re doing that, we also check to make sure it’s actually the landlord we’re talking to and that the number an applicant provided is actually the number of a landlord, and not a family member or a friend. 

Transparent Accounting

You will receive regular accounting statements that demonstrate how your property is performing financially. We triple check your statements for clarity and accuracy. If you have any questions about expenses or income, we’re happy to explain those things to you. You can decide whether your rents are paid by check or by an automatic deposit, which we do electronically. 

Pets: Big, Small or Not at All 

In our office, we allow the property owners to decide whether you want pets permitted in your property. We understand that no landlord is especially enthusiastic about having animals in their home, but with the large number of pet owners in the rental pool, allowing them becomes a business decision. We will check all breeds and make sure the pet is an adult, fixed and friendly. 

Choosing Rental Rates 

You also get to choose the rental rates and rental terms for your property. As professional managers, we make recommendations that can help you, but the choice is always yours. 

We would welcome the opportunity to tell you more about us. Please contact us at Blue Sage Realty.

Denver Metro Update

Wednesday, January 29, 2014
According to the Denver Business Journal <>, Denver's October 2013 year on year increase was 9.5%. Kathryn can personally attest to the excitement of real estate buying last summer, where she got involved in a bidding war that took the fixer-upper HUD property 10's of thousands of dollars higher, into fixed-up valuation. The rest of the country must have followed suit, because the Case-Shiller Index was up even higher, at 13.6%. The following graphic, from the Colorado Division of Housing, shows Denver vs. the 20-city composite, to April 2013.

Division of Real Estate is Auditing Again

Wednesday, November 20, 2013
Last night I received an email educational audit. I was to find my Continuing Education certificates for the last three years and submit. Real estate licensees are required to take 24 hours per three years. Mine was well over 50 hours. Found the certs and emailed it all back within an hour.


Wednesday, November 13, 2013

Our pet policies are dependent on our clients' wishes. But if you ask me... Cats and dogs can both damage property. No one "wants" pets in their income producing unit. But the majority of renters have them, so it means money out of your pocket to have a "no pets" policy. I learned the hard way that one of my rental houses just wouldn't rent without a dog. Or two...

We experience fewer problems overall with cats than dogs, mainly because they have litter boxes and dogs have to go outside. As an owner, you do make more money with pets. Besides the extra rent we charge, we are less apt to lower rents to find a tenant, and you enjoy less time on the market and less vacancy days. As much as legally possible, all pet damage is paid for by the outgoing tenants.


Summer Stats

Sunday, June 23, 2013
In May we leased up 18 of 20 vacancies!!! It took some amazing teamwork to get this done.

Our June 10th vacancy rate was 2.1% for our clients, all from units that were vacant and waiting for a 6/14 move in date. We have only one vacancy as I write this! It was put on the market yesterday.

We have renewed 60 leases and re-rented 30, resulting in a respectable 66% renewal rate. 

The phones are ringing!

Saturday, March 16, 2013
Single family homes are again in high demand, with dozens of queries per day. We are now taking homes with applications OFF our website, to bring the calls down to a dull roar. We still take calls and show homes 7 days a week. One trend I've noticed is that people are getting jobs in the energy industry, and seem to be interested in north metro so they can drive to Wyoming more easily. 
In February we leased up 5 of 9 vacancies. The market is warming up. Our March 10th vacancy rate was 0.5% for our old clients, and 2.1% for old plus new clients. This month-to-date, we have rented 2 of 7, and have two homes with applications. Our renewal rate so far is 63%. This year I expect it will improve, because the sales market is so competitive it'll be a lot more fun just to stay in place.

Winter update

Saturday, March 02, 2013
In January we leased up 6 of 10 vacancies. Our February 10th, our vacancy rate was 1.1% for our old clients, and 3.2% for old plus new clients. People seemed pretty price-conscious this month, so we did recommend adjustments for several homes. This month-to-date, we have rented 3 of 8, and have one lease out for signature.

For those of you wondering about selling, the market is as good or better than last year (which was great, the big turnaround). Please feel free to inquire about selling when we contact you about renewals. If your home is more of an investment-type, we do have investment-type buyers who might be interested!

We have moved!

Wednesday, January 09, 2013
We now inhabit our new offices at 8461 Turnpike Drive, Suite 220. It was a short move, but bigger, better digs. Feel free to drop by and visit!