Last Updated on November 7, 2025 by Nancy Wilson
Let’s be real, finding a good property management company in Denver can feel like a parttime job. You’re not just hiring a service; you’re handing over your investment to a partner. After 15 years in Denver real estate, I’ve seen the good, the bad, and the downright ugly. This isn’t about listing a bunch of names you can find on Google. It’s about understanding the landscape so you can make a smart, informed choice for your property.
What You’re Really Paying For: Denver’s Fee Structure
Fees here aren’t just a number—they’re a story about the service you’ll get. The market is competitive, and fees can vary, but here’s the breakdown you need to know. Always get the full fee schedule in writing before you sign anything.
- Management Fee: This is the big one. Typically, it’s 812% of the monthly collected rent. The lower end might be for a larger portfolio or a simpler singlefamily home, while the higher end often applies to older properties or those with more units, as they require more handson attention. Some companies offer a flat rate, but be wary—it can sometimes mean less incentive to maximize your rent.
- Leasing Fee: Also called a “placement fee,” this is usually 50100% of the first month’s rent. This covers the cost of marketing your property, conducting showings, screening tenants, and preparing the lease. A onemonth’s rent fee is standard for a thorough tenant screening process.
- Lease Renewal Fee: This is a big one to watch. Some companies charge a fee (e.g., $200$500) to simply renew a lease with an existing, good tenant. In my opinion, this is often an unnecessary fee, as it requires minimal work. Many quality firms will do this for free or a very small administrative cost to encourage tenant retention.
- Maintenance Markup: This is how some companies make their real money. They will charge you the cost of the repair plus a markup, typically 1020%. They should be transparent about this. Ask: “What is your markup on maintenance labor and materials, and do you work with inhouse staff or licensed, insured local vendors?”
- Early Cancellation Fee: Read the contract. If you’re unhappy with the service, getting out can be costly, often several months’ worth of management fees. Understand the terms before you’re locked in.
Reading Between the Lines of Online Reviews
Everyone has a fivestar rating until you dig deeper. Online reviews are a tool, not a verdict. Here’s how to decode them like a pro.
- Look for Patterns, Not Outliers: Ignore the single onestar rant and the glowing fivestar praise. Look for recurring themes. Are multiple people complaining about slow maintenance response? Are owners consistently praising their detailed monthly statements? That’s the real data.
- Check Both Owner and Tenant Reviews: A company that tenants hate might be cutting corners to make owners happy, and vice versa. You want a company that is fair and professional to both parties. A frustrated tenant will become your problem.
- Responding to Negativity Matters: See how the company responds to critical reviews. Do they get defensive, or do they provide a professional, solutionoriented response? This tells you a lot about their customer service ethos.
- Go Beyond Google and Yelp: Check the BBB.org for accredited businesses and any formal complaints. Forums like BiggerPockets have dedicated Denver sections where investors give unvarnished opinions.
The DenverSpecific Factors That Matter
Managing a property in Cap Hill isn’t the same as managing one in Stapleton. Local context is everything.
- The “Wear and Tear” of Altitude and Sun: Denver’s intense sun and dry climate are brutal on exterior paint, roofing, and decks. A good management company will have a proactive maintenance plan for these elements, not just a reactive one for broken appliances.
- Understand Your SubMarket: A company that specializes in downtown lofts might not be the best fit for your singlefamily home in the Highlands. Ask them pointblank: “What neighborhoods and property types do you primarily manage?”
- Local Regulations are a Minefield: From the city’s license requirements for rental properties to evolving tenantfriendly laws, compliance is nonnegotiable. Your manager must be on top of this. Ask them how they stay current with Denver’s changing rental laws.
Your Action Plan for Hiring in Denver
- Get at Least Three Bids: Don’t just go with the first company you interview. Compare their service agreements linebyline, especially the fees we discussed.
- Ask for Local References: A reputable company should be able to connect you with a few current clientowners. Ask those references about communication, financial reporting, and how issues were handled.
- Verify Their License: This is nonnegotiable. Search for ‘Denver licensed property management‘ to understand the requirements and ensure your provider is in good standing.
- Interview Them Like You’re Hiring an Employee: Ask tough questions: “What is your process for handling an emergency maintenance call at 2 AM?” “How do you handle evictions if it comes to that?” “Can you walk me through a sample monthly statement?”
Your Denver rental property is a significant asset. Taking the time to find a management partner who is transparent, communicative, and deeply knowledgeable about our unique market isn’t just a good idea—it’s essential for protecting your investment for the long haul.