How is Colorado's New Towing Law Making it Hard to Stop Illegal Parking at the Ocho?

We have had some parking lot drama at the Ocho as out trash service keeps calling us saying they can't pick up trash because cars are parked in the driveway. We keep finding cars parked there after letters have been sent, we talked to multiple tenants, and stickers have been put on cars. We also hade an issue with a clogged toilet.
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[@badreligionnc]

Sticker and letter for first offense. Letter will remind tenant that a second offense means that they will not be offered a lease renewal at end of term.

[@penniesfromheavon]

We implemented parking fines. If our tenants break the rules, they get fined $50 per infraction on their rent. We accompany each event with a photo to them in the mail. We also have this clause in our leases…also, you can stripe that area and mark it a fire zone because it is so close to those garages…or tow away zone signs.

[@alexjones7845]

This is what I was about to type. Better to handle with fee/penalties through the lease so you can completely avoid the new city towing law changes.

[@investfourmore]

I wish! "Imposing penalties on residents for lease violations may seem like a good solution to force compliance and eliminate annoying and reoccurring problems. However, your lease should not contain any penalties because penalties are not enforceable under Colorado law. Many areas of the law are unclear, but the unenforceability of penalties is not one of them. Since statehood, Colorado courts have consistently held that the law abhors forfeitures. Because penalties are forfeitures, Colorado courts will not enforce any lease provision found to be a penalty." Then if you try to evict later on the judge could cause you major problems if he doesn't like your lease.

[@heyitsjeffagain]

@investfourmore - you said something to the effect of “the new Colorado law was passed because there was a problem with people being towed when they were illegally parked, but they were towed without their consent.” That’s not accurate. The law was passed, and similar laws are being passed in other states, because of predatory towing practices. For instance, a parking lot will be posted “24 hour maximum parking only” but the towing company - which is paying a kickback to the parking lot owner - is towing vehicles that have been there less than 24 hours. Or, you’ll have a restaurant that has its parking lot posted “parking for XYZ Restaurant customers only.” Someone goes into the restaurant, eats, pays, then walks across the street to a store to buy something before leaving the area. Predatory towing companies will tow that vehicle and hold it for ransom. The driver IS a restaurant customer, as proven by their receipt for their meal. But the towing companies argue that the person has to immediately remove their vehicle from the lot after they finish their meal. That’s a scam. In one condomimium complex where I lived, the towing company was “patrolling” the parking lots in the middle of the night (which was a violation of that state’s private security company laws) and towing cars that allegedly didn’t have permits. First, we caught them pealing permits off tenants’ vehicles. They said it was a “rogue employee.” That’s how we found out the tow drivers were paid on commission. Then, we got one of their drivers on video breaking into cars and stealing property from them. That idiot threatened me with a tire iron and ended up going to jail for felony assault in addition to felony burglary and the misdemeanor violation of the security law. That let us get a warrant for the tow company, where we found that most of their drivers had been doing the same thing, with the blessing of the owner. There was more than $10,000 worth of stolen property in their offices that they had taken from victims’ vehicles. I’m sure there are some good towing companies out there, staffed by good people. But - as a retired cop - my experience has been that MANY towing companies are staffed by convicted felons who were (are?) car thieves, and have found a “legal” way to use their skills. They have no problem bending, breaking, or even whipping it out and whizzing all over the rules and laws if they can make a buck doing it. This is also why some states have a “contested reposession” law, which requires a car dealer to go to court and PROVE lack of payment if the buyer contests the reposession. Then the tow drivers have to have a sheriff’s deputy with them when they reposses the car. In many cases, these are “tote the note” car dealers, many of whom are essentially questionably legal loan sharks. They give people - who are not financially qualified - a loan, take their down payment, reposess the car as soon as they’re 30 secconds late with a payment, and then do it all over again. They make a lot more money than legitimate car dealers selling vehicles to financially qualified buyers. If these types of towing companies (and their co-conspirators) weren’t engaging in these predatory practices, you wouldn’t have to deal with the restrictions of this new law. Actions have consequences … or, at least, they’re supposed to.

[@penniesfromheavon]

@@investfourmore that’s terrible! I’m so glad we live in a landlord leaning state.. we can’t take advantage or mistreat / blatantly harm our tenants however, the laws are more favorable to us here. We generally can just tow people here as well. We have only had to use the “tow clause” (fine someone) twice because here we can just call and have them towed based on a sign. Also, if the vehicle owner walks up to try to stop the tow they cannot do that unless they pay a drop fee to the tow company. If they refuse? Their car is gone! We are lucky however because we ONLY do 55+ rentals, no pets, no one under 55 and no guest longer than 1 week per month (unless medically necessary. Our units are 1 bed or studio only. We got out of the “family” rentals years ago because it’s so much less headache…

[@Marynicole830]

I don’t get it. I’ve gotten fined for stuff they didn’t have proof of, and I know they didn’t because I didn’t do the stuff they fined me for. Whenever the landlord got behind on bills they would find a way to fine us and we weren’t the only ones but we were an easy target because we hate confrontation. There was one time they shot a photo of my husband backing out of the parking spot in front of the dumpster and they took a screenshot of the security footage showing him looking backwards with his head out the window and told us it was proof we parked in front of the dump. We are rule followers. We like having trash service and want to be sure it can be picked up lol. It’s in our best interest too so I don’t get people that block sanitation services. Our assigned parking area, it wasn’t a specific spot hurt an area, was by the dumpster. After that and dealing with other jerk landlords I’m usually on the side of the tenant always. I know how much it can suck being pushed around by someone with a power imbalance in their favor, moving is expensive and I have yet to get my deposit back no matter if they broke the lease to give the unit to a friend or to rent it for much more, and how clean I leave the place. I have never gotten it back. We get ghosted after promises of getting it back only if the inspection goes well. They never expect how clean it is, I scrub everything down and it’s better than when we moved in usually. So they ghost us. Suing would be hard for us so it is what it is. We’re couch surfing or homeless until tax time again. Anyway all that said, this is just dumb. It’s in the tenants best interest to leave way for the trash service and it’s in their best interest to not block garages that are probably used by their neighbors. If I ever had a landlord that weren’t always trying to screw their tenants over our lives would have been much different in a good way. If y’all have let this stuff slide in the past, it means you probably don’t make up stuff to fine people for, like using a still off a video to make it look like we parked (but not really it wasn’t convincing) in a place we aren’t supposed to or saying we had people in and out of the apartment all night every night when we hadn’t had visitors in months, just my husband coming home from night shift. And if that’s the case and you don’t do that stuff these tenants don’t know how lucky they are and they are ruining it. It’s had the bar is this low, if you don’t actively hate your tenants you’re considered one of the good ones but here we are, it’s the reality and of course you get paired with tenants like this. Why can’t rule following people like us (im autistic so it’s easy for me to follow rules) ever get paired with landlords that aren’t psychopaths? It would be better for both of us.

[@beekind6267]

I. Just. Can't. With these people and with the Colorado legislature....

[@ffirstllast3328]

The left will destroy everything.

[@barjer54]

Colorado is beginning to sound more like Commiefornia!

[@beekind6267]

@@barjer54 👍🏽

[@investfourmore]

Our Governor is a democrat but he ran businesses and has actually stopped even crazier laws from being passed on real estate and crime. It could be even worse!

[@beekind6267]

@@investfourmore I'd hate to see worse. 🙏🏽

[@carolbrowning1280]

As the Ocho Turns.

[@investfourmore]

lol

[@sjh60633]

Colorado loves to side with lawbreakers

[@TL-wy1nk]

Get with it Colorado. I hope you get embarrassed by your stupid decisions.

[@investfourmore]

lately yes although they did change their stolen car laws a little bit. Hopefully that drops us from number one in the country for stolen cars.

[@shelleyzaragoza2195]

Tenants can’t get the meassage that it’s a no parking zone in front of the garage. New tow law is a stupid sue to not clear at all. You might have to to put in your tenants lease were they allowed to park & not to park.

[@paulgeluso5793]

Maybe you should drop off a vehicle behind the tenant that's blocking the garages and leave.it untill the call.

[@mollyjohnson5426]

Boot. My neighborhood uses boots for cars not following the rules. They learn fast not to park there.

[@beautifulvictory9683]

Blocked Driveway: Is the driveway blocked enough to hinder an Ambulance or Firetruck? Then it's blocked INMH. 🤔

[@2004RADMAN]

Invest in four dolly that go around tires. Then move the car in front of fire hydrant in the road. Then put up signs saying park at your own risk. Cars are stolen daily.

[@cheskydivision]

A can of paint and write NO PARKING AT ANYTIME on the drive way. Put up signs that say car owner responsible for all tow fees.

[@user-le2yl5wh6d]

I had special No Parking stickers made up with super adhesive glue. I wipe the dust off and then put the sticker on and rub it in. It takes almost an act of God to get it off. No one ever wants to get a sticker again.

[@investfourmore]

Nice

[@MarkXPII]

CA has very similar tow laws. Have the FD agree that it is a fire lane, appropriately mark it. In CA I can just call the tow company and leave. No approval or on site person is needed to approve.

[@randerson4124]

Get some warning/tow stickers that have the strongest glue and use those and just keep slapping them on those car windows, having to scrape that crap off the windows will motivate them to stop parking there.

[@investfourmore]

agreed

[@networkedperson]

@@investfourmore vandalism is a crime, but I guess you're a criminal so that's not a problem for you?

[@portlandfester7510]

Put a note in the rental agreement they must agree a reg number of a car to park in the garage or on site

[@jackbaker8512]

Make the lane between the garages a fire lane.

[@rrsttt7505]

Try using Helen Keller’s Tow Service, once the cars hooked up they don’t see or hear if the owner comes out to stop them.

[@investfourmore]

lol

[@MA-mh1vs]

I would think your best bet is the prior warnings exception, simply video document each tagged warning. The thing is you might need to see if you can find a tow service that does repos too, they have learned the grab and go FAST method of towing which might prevent the owner from getting a chance to stop the tow.

[@charlesmurphy1510]

The slow rising garage door needs a counterbalance spring adjustment otherwise you’ll wear out the motor.

[@BigMoosePropertiesLLC]

We have mostly gone to a permit system. If we have 5 parking spots, I can give out 5 parking permits for tenants to hang from their rearview mirrors. Then, the tow company can come through without us signing the tow ticket. Also, if you have "Permit Parking Only" signs up, you can choose who has a permit. Maybe only contractors and the owner get permits. If you want to be there as an owner, you can also sign the tow ticket around the corner from the property, then the truck drivers come in, hook it, and book it off the private property. Takes 15 seconds. They can strap up when they get down the block. In all, we have found that towing just once will make that particular driver stop parking there because it's a hassle to get the car back.

[@investfourmore]

The issue with permits is that no one should be parking there tenant or not

[@daneshj4013]

​@@investfourmore is it possible to make it permit only but only give permits to the contractors?

[@chiplangowski3298]

If this is such an ongoing problem, maybe you could pour some concrete where the grass is next to the garages and add maybe 4 or more parking spaces as a service to your tenants.

[@elizabethturel78]

Well, Marc you have a lot of suggestions to solve the problem. One thing after another at the OCHO!

[@grannygoes]

Red paint is your friend. Mark everything as Fire lane outside of designated parking areas.

[@redneckbryon]

First off, thank you for responding to my previous comment regarding parking issues. You mentioned you would require 15 parking spots if you were to do Off street parking. Can't you factor in the actual garage bays attached to each unit as parking spots? Then you should have your 15.

[@tomjones648]

are you able to paint red fire lane lines with fire lane no parking signs?

[@investfourmore]

Not sure

[@michaelplunkett8059]

No mystery. They ARE blocking driveway to other garages and dumpster. Tow. Demark curb to dumpster as a firelane. Signs and red painted stripe. Voila, no tow delay. Need fire department access in case of dumpster fire or garage fire.

[@charlesmurphy1510]

Colorado is crazy! If it is my property then it’s trespassing.

[@jamesshelton1124]

I have 24 hours from the time you sticker it or three violations you mentioned you put a green sticker on well that’s OK. Next time you come back you put a yellow sticker on it could be couple hours later then come back and put a red sticker on couple hours after that there’s three violations, have it towed it may seem a little ridiculous to keep coming back every two hours, but your meeting the towing code

[@ryandrew8075]

Just have signs saying all lanes are fire lanes no parking . since they are probably fire lanes anyway, solves part of that problem

[@TL-wy1nk]

I would charge the tenants for the plumbing clog.

[@investfourmore]

And now they want new carpet that was just put in two months ago

[@jasonbanks6291]

Make the area a fire zone no parking

[@SuperDave71176k]

Try the permit method combined with the dumpster pad in the front.Make the dumpster pad fenced in on the top so the lids can still open.put an entry system key pad or card swipe so only the tenants have access.Change the entry number enough so the #'s dont wear out and give away the code

[@elizabethturel78]

Ha, we have that and the creepers just lean their garbage against the bin or wall. Mattresses too!

[@investfourmore]

We don't want permits because we don't want any one parking there. I don't think we should have to go through all that just because a couple people can't follow the rules

[@racingdatasystems3708]

All I heard was “don’t buy rental property in Colorado” 😅😅😅

[@peggysuegiggles9383]

those a dump laws in illinois they can just tow.

[@robstephens]

I don't know how far the property extends past the garages, but could you rotate the dumpster 90 deg. and have the garbage truck access it from the side street/alley?

[@investfourmore]

There is no room back there. Only a few feet between garages and proeprty line

[@robstephens]

@@investfourmore You could place a privacy fence about 12 ft from the main street side of the garage bldg, extending the length of bldg end, and place the dumpster about midpoint. The garbage truck could access it from the side street, and it would be less visible from the street than it is currently.

[@Mrs_B]

Hi! I don’t understand why you (America) use carpet? It’s not used much here.

[@investfourmore]

It is warm and cozy in the winter

[@Mrs_B]

@@investfourmore I know, but it get so dirty! And you use shoes inside? I don’t agree 🤪

[@lindawilson4625]

It sounds like someone from CA moved to CO, got a gov position, and is acting like they are still in CA by the laws that are passing protecting lawbreakers and penalizing landlords. This is B.S.!

[@Sharr-qo8gs]

Can you install those WIFI cameras facing the driveway like you did with the other apartments and that one business?

[@carlbarkham3115]

Find out where these rule makers live. Buy some cheap old cars then park them on their driveways and see how long it takes for them to be towed. I bet the 24 hour period won’t be adhered to then and they will be really upset about the car being there.

[@joywebster2678]

I live in a moderate high rise in Canada with ONLY paid parking for tenants, underground, sheltered, and open air. There is 24hr limited time visitor parking. I live above the visitor pking. Building superintendent on site claims he keeps track of these 6 visitor spots. I see same cars daily. So during underground sweeping, i prked in a visitors spot. Surprise, air was let out of my tire by one of those "visitors". I think towing all the abusers parking their 2nd cars ( ys there is street pking), one night would convey the message.

[@jaynecobb3701]

Colorado is turning into California.

[@investfourmore]

it has been for a while

[@scottposey1793]

It was turning bad 35 years ago, that's why we left and never looked back.

[@TL-wy1nk]

People keep flushing because they are stupid.

[@investfourmore]

you would think it would be common sense but...

[@angiemoses130]

Tell them to park either on the street or in the garage

[@thomasharfst3381]

I'd completely get rid of the side yard and have it paved for parking spaces.

[@BonnieJeanTlq]

I like that idea!

[@investfourmore]

I talked about that in the video. I am not going to spend 30k building a lot that won't add any value

[@networkedperson]

@@investfourmore a lot will add ongoing maintenance costs as well as more potential liability for slip-and-fall accidents. If each unit has a garage along with on-street parking, that seems adequate. Let the city's street parking enforcement deal with the non-running and non-registered vehicles that people will inevitably accumulate.

[@ffirstllast3328]

Gotta do what you gotta do. I already know you went well beyond being nice and reasonable, expecting only the best result. Unfortunately people take advantage of your kindness for a weakness. This is well beyond justified.

[@samanthab1923]

Did I miss where you were going to put the parking lot?

[@BonnieJeanTlq]

Parking is on the street only

[@investfourmore]

I talked about why I am not doing a lot at the end

[@user-xk4vt9ye8j]

You know why they won’t park on the street. Somebody might steal their drugs.

[@jerrywilliams8598]

See if you can fine your garage attendant 1 - will be $50 2- is $100 If you can do it

[@dandailey1857]

Need signs w picture of a tow truck towing a vehicle Strictly enforced. Vehicle owner responsible for tow. My laughter from your vehicle being unlawfully parked. 😂PRICELESS.🤣 BTW if it's blocking, it's a form of kidnapping. Hindering free travel. I opine. As a tow truck operator I had a hook fee. If it's hooked it, it cost to unhook. My time is expensive. 25 years ago my insurance was $4000 a year for 1 truck and new trucks right now are about $125,000 You'll need to put starting price of tow truck services. &75.⁰⁰ (an hour, my guess, ask what local tow co will show up for service call price is such as gas, flat tire change or vehicle lockout services. This would show that you as a property owner are going the extra mile to assist without your personal liability.) Unlawful parking is a form trespassing. Typically a person must be warned they are trespassing and are told to leave, if they stay they are subject to seizure (arrest) the car is similar in that govt interaction is required. Your signs are that warning to vehicle owner. You or tow company must notify govt that vehicle is seized so that vehicle can't be reported as stolen by vehicle owner. Once again, I opine. Logic path for your thinking to minimize your grief and inconveniences.

[@ffirstllast3328]

Unfortunately, Colorado has become leftist AF. These are only the little things you see now working against you, that will certainly work their way into much larger complications. Leftist decisions never make sense to common reasonable persons. This will not get better until the realization of the pains inflicted runs it's coarse. Another recommendation would be using pipe bollards or some type of landscaping to prevent/direct illegal parking elsewhere. It could also be much cheaper and effective to strategically prevent these possibilities.

[@investfourmore]

The one positive is they keep raising property values!

[@networkedperson]

yes, right-wing fascism is so wonderful...

[@networkedperson]

CO needs to pass a yotube video watcher's bill of rights that requires creators to get to the point sooner than 6:00 into the video

[@islandhomecooking3177]

Colorado is beautiful, but the laws there suck.

[@investfourmore]

agreed

[@moden321]

I suppose nothing is stopping you from liberally declaring fire acces zones.

[@ffirstllast3328]

Great idea, and would make sense if presented to the Fire Marshall and accepted. I'd be tempted to go ahead and declare it a fire zone access hazard and place the proper signage indicating so. No laws broken there.

[@investfourmore]

True but they couod still avoid being towed if they are there

[@Bill-im6nt]

The state that elected Lauren Boebert, I'm sure she can handle it!

[@michaelhartloff3833]

Sell that property

[@BonnieJeanTlq]

I’d never be a landlord!

[@sircampbell1249]

Slumlords

[@investfourmore]

Who?

[@69dblcab]

Ugggggh