Colorado’s HB25-1117: What Property Managers and Booting Companies Need to Know – and How SimplyPermits Helps

Colorado recently passed House Bill 25-1117, a comprehensive piece of legislation aimed at regulating vehicle immobilization (booting) practices across the state. While the bill focuses primarily on consumer protection and booting company accountability, it has significant implications for property managers, HOAs, and enforcement vendors.

This post will break down what HB25-1117 includes, what it changes, and how SimplyPermits complements compliance — ensuring smoother, smarter enforcement without added burden to property management teams.

What Is Colorado HB25-1117?

HB25-1117, officially titled Vehicle Immobilization Company Regulation, was introduced to address mounting concerns around predatory booting practices. The bill enhances oversight by the Public Utilities Commission (PUC) and lays out a new framework for booting companies operating on private property.

Key Objectives of the Bill:

• Prevent unauthorized and predatory immobilizations
• Require documentation and transparency from booting companies
• Shift accountability to enforcement providers rather than property owners
• Empower consumers with clear recourse options

Core Changes Introduced by HB25-1117

The bill introduces strict new requirements for any booting company operating in Colorado:

1. Permits and Oversight

• All immobilization activity requires a permit from the PUC.
• The PUC can deny, revoke, or suspend permits if a company acts against public interest.
• Companies must disclose principal owners and maintain commercial liability insurance.

2. Enforcement Conduct

• Documentation is mandatory: Companies must photograph and log a vehicle’s condition and reason for immobilization before applying any device.
• Companies may only immobilize a vehicle with permission obtained within 24 hours.
• They must display clear company identification, wear visible badges, and provide itemized billing.

3. 24-Hour Written Notice Requirement

• A vehicle in a common area or parking space may not be booted unless a written notice was placed on the vehicle at least 24 hours prior — except for repeat offenders or specific violations (e.g., blocking fire lanes).

4. Signage and Communication

• Properties must have compliant signage detailing regulations and listing the authorized booting company’s contact information.
• Tenants must be informed of parking rules.
• Booting companies must release vehicles promptly upon payment — and offer multiple forms of payment.

5. No Patrolling Allowed

• Booting companies are no longer allowed to patrol or monitor private property independently. Each immobilization must be explicitly authorized in advance.

How This Affects Property Managers and HOAs

If you manage a multifamily property, HOA, student housing, or mixed-use development, you are likely partnered with a booting or towing company to enforce parking rules. This bill changes how enforcement must be handled — and more importantly, where liability can shift if improper immobilizations occur.

Compliance Highlights for Property Managers:

• You must ensure proper signage is posted that meets the state’s new standards.
• You must notify tenants of parking rules and enforcement details.
• While you are not required to oversee every booting action, you can no longer rely solely on booting companies to patrol and act independently.

This means many properties will need to adopt a more collaborative, transparent enforcement strategy — and that’s exactly where SimplyPermits adds value.

How SimplyPermits Supports Compliance with HB25-1117

SimplyPermits is a modern, cloud-based digital parking permit system that was built to reduce manual work, increase visibility, and improve fairness in parking enforcement — while never being in the business of booting or towing.

Here’s how we help you remain compliant and efficient under the new legislation:

1. Digital Documentation and Time-Stamped History

If a vehicle has ever registered a permit, SimplyPermits enables enforcement partners to leave digital notes, violations, and warnings — all of which are time-stamped and stored securely. This creates a transparent, defensible record that supports lawful enforcement.

• If a 24-hour physical notice is required, the enforcement company can also log that same notice digitally in our system (if the vehicle has a record).

2. Internal Spot Checks and Property Access

Our system gives property managers, on-site staff, or authorized partners access to view permit data and perform spot checks — enabling enforcement without having to walk every lot or memorize every license plate.

• This allows you to help validate enforcement decisions if questions arise — without increasing your workload.

3. No Direct Involvement in Booting

We do not issue physical citations, authorize booting, or provide enforcement staff — which keeps your relationship with booting companies flexible and clearly separated from your technology.

• Booting companies remain responsible for all physical actions and compliance under HB25-1117.

4. Enforcement Workflow Accountability

Enforcement companies using SimplyPermits can optionally log warnings or permit violations that preceded immobilization. If challenged by a resident or the PUC, this digital trail supports the booting company’s defense while protecting the property manager from liability.

• We make it easy to see what happened, when, and why — and who was involved.

Benefits for Booting Companies Using SimplyPermits

While the bill tightens restrictions on booting, it doesn’t eliminate it — it raises the bar for how responsibly it must be done. Booting companies that partner with SimplyPermits benefit by:

• Accessing real-time permit data to avoid mistaken immobilizations.
• Logging written warnings digitally alongside physical notices to create compliance-ready documentation.
• Working collaboratively with property managers who want to remain hands-off — but still compliant.
• Maintaining their permit and reputation by meeting transparency standards now enforced by law.

In short, enforcement vendors who work alongside SimplyPermits are better positioned to retain clients and stay in business under the new legal framework.

Real-World Application Example

Here’s a typical scenario:

• A property uses SimplyPermits for managing all residential and guest parking.
• The enforcement vendor is responsible for immobilizations and must now receive case-by-case permission for each boot.
• If a vehicle was previously permitted, any 24-hour physical notice or warnings can be logged digitally in SimplyPermits, creating a visible history.
• The property management team can log into SimplyPermits to verify permit status, review enforcement notes, or add internal observations — all without patrolling lots themselves.

This balanced approach maintains control, minimizes liability, and ensures both consumer protection and enforcement integrity.

Final Thoughts

HB25-1117 does not restrict your ability to enforce parking rules — it simply raises expectations for how booting is done and documented. The burden falls squarely on enforcement companies to comply — but with the right system in place, property managers can stay compliant without added effort.

SimplyPermits is designed to:

• Support lawful enforcement with accurate, time-stamped records
• Allow on-site staff or managers to verify vehicle status quickly
• Maintain transparency between all stakeholders
• Complement — not replace — your existing enforcement agreements

By combining smart permit management with vendor-agnostic enforcement tracking, SimplyPermits is the ideal partner for HOAs, multifamily properties, and booting companies navigating Colorado’s new parking landscape.

Need help reviewing signage or setting up internal enforcement access? Contact us today — we’ll walk you through how to stay compliant and confident under HB25-1117.