Small-LL Exempt
Regulatory Status
1 unit (owner-occupied SFH)
Exemption Threshold
HB 24-1098 (2024 statewide just-cause)
Just-Cause Law
Local pending
Rent Control Law
$1,493/mo
Avg Median Gross Rent (ACS)
Exemption summary:
Colorado's 2024 just-cause eviction law applies to tenancies of 6+ months. Owner-occupied single-family homes rented to a single household are exempt from just-cause requirements. — CRS §38-12-1303
Who Qualifies as a "Mom-and-Pop" Landlord in Colorado?
The term "mom-and-pop landlord" typically refers to an individual or family that owns a small
number of residential rental units — often 1 to 4 — and frequently lives in or near the property.
In states with tenant-protection legislation, the legislature has carved out exemptions recognizing
that small landlords operate differently from large institutional property managers.
Because Colorado has active just-cause or rent-control
legislation, small landlords must understand whether they qualify for an exemption — and structure
their ownership accordingly to preserve that protection.
Owner-Occupancy Requirement in Colorado
Most small-landlord exemptions require the owner to live in the building as their primary
residence. This condition is strictly enforced. Key steps to maintain the exemption:
- Maintain the unit as your primary domicile. Driver's license, voter registration, and tax returns should all reflect the rental address.
- Own the property in your personal name — an LLC or trust typically disqualifies you in states where ownership by a "natural person" is required.
- Keep unit count at or below the threshold. Adding units or converting a garage to an ADU could push you over the limit and trigger the full regulatory regime.
- Document your residency. If a tenant ever challenges the exemption, dated utility bills, lease receipts, and government mail at the address are your evidence.
LLC Ownership Warning
Important: In many states with owner-occupancy exemptions (including
Colorado), the exemption requires ownership by a
natural person, not an LLC or corporation. If you own the property through a business
entity, you may be subject to just-cause and/or rent control even if you personally live there.
Consult a real estate attorney before choosing your ownership structure. See CRS §38-12-1303.
Frequently Asked Questions
Do small landlords in Colorado need just-cause to evict?
Small landlords in Colorado may qualify for an exemption: Colorado's 2024 just-cause eviction law applies to tenancies of 6+ months. Owner-occupied single-family homes rented to a single household are exempt from just-cause requirements. (Source: CRS §38-12-1303)
Is there rent control in Colorado for small landlords?
The rent control status in Colorado is: Local pending. Exemptions based on unit count and owner-occupancy may apply — see CRS §38-12-1303.
How many units qualify as a small landlord in Colorado?
In Colorado, landlords with 1 unit (owner-occupied SFH) typically qualify for small-landlord exemptions under CRS §38-12-1303.
Can I use an LLC and still get the small-landlord exemption in Colorado?
In most states with owner-occupancy exemptions, the exemption requires ownership by a natural person, not an LLC or corporation. Check CRS §38-12-1303 for Colorado's specific ownership requirement.
Major Cities in Colorado
Related Guides for Colorado Landlords
Mom-and-Pop Rules in Other States
Data sourced from CRS §38-12-1303.
Eviction notice data from C.R.S. § 13-40-104.
Last updated April 29, 2026. For informational purposes only — not legal advice.
