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Quality Enforcement

Protecting Properties With Precision

Services

  • Parking signage installation & maintenance

At Colorado Star Property Management, we ensure that all private parking areas under our management are clearly and lawfully marked with signage that meets both current and upcoming state regulatory standards.

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  1. Initial Installation
    We install all required signage at the entrances and throughout the parking lot, ensuring full compliance with:

    • C.R.S. § 40-10.1-405 (until Dec 31, 2025)

    • C.R.S. § 40-10.1-806 (effective Jan 1, 2026)

    • 4 C.C.R. 723-6 Colorado PUC Rules

  2. Design & Content Compliance
    Our signs clearly state:

    • Parking restrictions (e.g., permit-only, no overnight parking)

    • Booting risk warnings

    • Contact information for the licensed immobilization company

    • 24/7 or time-restricted enforcement rules

    • English and Spanish language versions

    • Minimum dimensions and lettering size as required by law

  3. Strategic Placement
    Signage is placed:

    • At every vehicle entrance

    • Throughout the parking lot at visible and unobstructed locations

    • Near designated resident, guest, or restricted spaces as needed

  4. Ongoing Maintenance
    We conduct quarterly inspections to:

    • Ensure signs remain visible, undamaged, and properly mounted

    • Replace faded or vandalized signs

    • Update information in response to law or enforcement changes

  5. Future-Proofing for 2026 Compliance
    Before January 1, 2026, we will upgrade all signage to meet the updated design and language requirements under Colorado HB 25-1117. Property owners are only billed for new materials and installation labor, with full documentation provided.

  • Patrolling and reporting violations

Colorado Star Property Management provides dedicated, legally compliant parking patrol services that remove the burden of enforcement from HOAs, property managers, and landlords — without involving them in day-to-day conflict.

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Our team conducts routine patrols of your property to ensure that only authorized vehicles are using your private parking areas. Patrol frequency is customizable (e.g., daily, nightly, weekends-only) based on your community's needs.

During patrols, we check for:

  • Expired or missing permits

  • Unauthorized vehicles in resident-only spaces

  • Vehicles blocking fire lanes, dumpsters, or driveways

  • Violations of posted parking regulations

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When a violation is identified, we:

  1. Verify past warnings if required (minimum of 2 prior for booting unless it's a safety issue like blocking a hydrant)

  2. Photograph the violation and note details including date, time, and exact location

  3. Complete the Public Utilities Commission (PUC) authorization form for any vehicle that meets criteria for immobilization

  4. Submit the violation to a licensed booting company — we do not perform immobilizations ourselves

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We strictly comply with:

  • C.R.S. § 40-10.1-805 & § 40-10.1-810

  • 4 C.C.R. 723-6 (Colorado PUC rules)

  • Colorado House Bill HB 25-1117

This ensures that:

  • Only eligible vehicles are immobilized

  • No patrols are done by booting companies (required by law)

  • All records are retained for at least 3 years

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Property owners can opt into a 24-hour warning notice policy before immobilization, which includes:

  • Warning tag placement

  • Time-stamped documentation

  • $20 per warning (optional add-on)

  • Coordination with licensed booting companies

At Colorado Star Property Management, we act solely as your authorized agent — never as a booting or towing company. Our role is to bridge the gap between property owners and licensed enforcement providers, ensuring all actions are legal, documented, and compliant with Colorado law.

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  1. Authorized Liaison
    We coordinate directly with licensed immobilization companies (booting or towing providers) on behalf of property owners. This includes:

    • Submitting verified violations

    • Providing written permission for each immobilization

    • Ensuring booting companies never patrol or act independently (as prohibited by C.R.S. § 40-10.1-807)

  2. PUC-Approved Authorization Process
    For every immobilization, we complete and sign the Public Utilities Commission (PUC) authorization form within 24 hours prior to action — a legal requirement under C.R.S. § 40-10.1-805. This form includes:

    • Vehicle details (plate, make/model)

    • Time and date of violation

    • Type of violation and supporting photos

    • Manager’s signature and property ID

  3. Documentation & Records
    All booting authorizations and supporting documentation are:

    • Time-stamped

    • Retained for at least 3 years

    • Available to property owners and regulatory agencies upon request

  4. Strict Independence

    • We do not receive any payment, commission, or incentive from immobilization companies.

    • We have no financial interest in any towing or booting company.

    • This ensures neutrality and full legal compliance under Colorado’s updated regulations (C.R.S. § 40-10.1-805(3)).

  5. Booting Notice Follow-Up
    We ensure immobilized vehicles receive the proper on-vehicle notice with:

    • Booting company’s contact info

    • Reason for immobilization

    • Steps to resolve the violation

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