Denver Cracking Down On Abandoned Properties

by Valley Gadfly | Aug 22, 2025 | Main Articles

City Council Updates Denver’s Derelict Property Laws; Non-Compliance Under Update Can Reach $5,000 Per Day

by Glen Richardson

Neighborhood Nightmare: Abandoned properties span the entire city. Denver is currently tracking more than 100 neglected-derelict buildings.  Photo: Matt Geiger

Potential Possible: Unappealing properties in Denver offer tremendous potential for redevelopment or renovation.

Denver is a city of contrasts. It’s known as an outdoor city with vibrant neighborhoods, and a rich cultural history. Yet, there’s another side to the town. The Mile High City is grappling with a growing number of vacant, abandoned homes and buildings. These abandoned properties are more than just neighborhood eyesores, they’re sym­bols of lost opportunities, economic struggles, and community challenges. It’s a problem that spans the entire city. Denver is currently tracking more than 100 neglected-derelict buildings.

Councilmembers Paul Kashmann, Aman­da Sawyer, and Jamie Torres sponsor­ed new rules. “This updated ordinance streamlines enforcement, enhances public safety, and is a good governance measure. We could not be prouder of the collabora­tion and work done by everyone on this bill,” the councilmembers declared.

In 2024 alone, Denver added 160 buildings to the city’s “Neglected & Derelict” building list. It’s a catalog of properties that sit vacant and cause problems for ­neighbors. Fires, squatters, and debris are among the dangers abandoned properties can trigger. City officials say there are currently 127 neglected-derelict structures across the city. Moreover, 15 buildings have been on the list for more than seven years. Community Planning & Development suggests that initiating the new rules will require two new full-time employees. That, however, will be difficult for a department facing layoffs as Denver tries to fill a $250 million budget gap.

Fines Surge

Shrunken Street Appeal: Vacant and boarded-up homes on a street can threaten property values in the neighborhood.

The new rules change how Denver will deal with abandoned homes and buildings. Previously, there was a required “show-cause hearing,” which often took months. That changes to a “remedial plan assessment” meeting. If a property owner does not meet with the city within 60 days, that property can be issued citations.

Additionally, fines surge from $999 per day to $5,000 per day for violations. Offenders are those that violate the terms of remedial plans or ignore meeting requests from the city.

The change requires an annual report to city council from the Denver Department of Community Planning & Development. It also establishes a fee of $5,000 per response from fire, police, or emergency services when three or more calls for service occur within a six-month period.

City Wide Issue

As of this April (2025), there were 285 neglected and derelict structures within Denver. That list involves properties from every city council district. Most are single family

homes, but the list also comprises commercial properties, plus 40 historic sites. Denver has seen an increase in neglected-derelict properties since the pandemic. Prior to that, interest rates were more favorable and m

Flagged By City: Denver documents that a home or building has been added to city’s neglected and derelict properties list.

any property owners were redevelop­ing homes-buildings and improving neighborhoods. But derelict properties are more often associated with streets rather than neighborhoods. Over a dozen properties that have been flagged sit along Colfax. Speer has eight, most of which are bunched up near 3rd Avenue.

Owning a property is often an individual’s greatest investment and financial asset. Research has consistently shown that vacant, abandoned, and deteriorating properties reduce the value of surrounding properties, decreasing the owners’ equity and personal wealth.

Even Denver’s upscale neighborhoods have appeared on the list. In Cherry Creek, three adjacent properties clustered on Jack­­son Street qualified. Neighboring Hilltop has had two on the list. Belcaro had a single-family home on S. University Blvd. meeting the mark. LoHi has had as many as three on the list.

Report Problems

If a city inspector judges a property to be in violation, the owner is required to submit and implement a remediation plan to address the issues. For example, locks, fences, clean-ups, or other physical security could be ordered. The significant change to the ordinance is the size of the fine if the owner does not correct the problem.

In hazardous cases, emergency abatement measures can be initiated by the city. Reimbursement to the city, however, is required from the owners.

Residents can report a suspected derelict home or building through Denver’s 311 system. Or they can contact the Community Planning & Development Department’s online portal. Photos and the addresses can also be sent to gilvon2001@gmail.com.

Remedial Plan

If you own a property listed by the city as neglected and derelict, you’re required to complete a “remedial plan form” telling the city when and what you will do to correct the problem.

Owners of properties on the list may be fined $1,000 annually if no remedial plan is submitted. The fine is not assessed as long as the owner completes the remedial plan, stays code-compliant, and has paid any outstanding fees and fines.

Throughfare Eyesore: This boarded-up old church was a long-time eyesore along Colorado Boulevard before it was finally demolished.

Property owners with questions about a home or building they own can contact Neighborhood Inspections. The phone number is 720-865-2505.

Creating Equity

In addition to faster remedial plans, the ordinance’s supporters believe the new law should allow for more equity. They point out that “some properties are owned by bad actors that took advantage of Denver’s lack of enforcement tools.” Of course, often properties are owned by people struggling to afford upkeep. Circumstances such as disabilities can make home upkeep difficult.

City leaders say the tougher stance responds to neighborhood frustrations over safety hazards and declining property values caused by vacant eyesores. While most of the targeted properties are single-family homes, the list also includes commercial and historic buildings. Officials estimate the changes could generate a 30% increase in administrative citations, adding revenue to Denver’s strained general fund. However, enforcing the ordinance will require extra staffing, a tough challenge as Denver has a $250 million budget deficit.

“Stronger enforcement tools for Commu­nity Planning & Development, earlier col­lab­oration with property owners, and ad­di­tional requirements for city agency cooperation will dramatically increase Denver’s ability to address the public health and safety concerns these buildings pose to our city,” Councilman Kashmann concludes.

Bus, Train Rider Duel As RTD Confronts Crime

by Valley Gadfly | Aug 22, 2025 | Main Articles

Denver’s RTD Ranked 13th Transit Friendly City; Bus ­Ridership Booming As Rail Tries To Get On Track

by Glen Richardson

Airport A Line: RTD’s A Line, which open­ed in 2016, whisks travelers to and from downtown to DIA.

Decline In Rail Rider: A possible signal of waning public confidence in city’s rail system, light rail ridership has dropped 12%.

Denver’s public transportation by bus or rail known as RTD — expected to cost $1.2 billion in 2025 — claims to be “easy, inexpensive, and convenient,” but continues to report serious safety and security challenges.

Despite increased security, better reporting tools, and facility improvements, there were 112 “Criminal Incidents Reports” in May 2025, up from 56 in April.

In May, RTD received 3,058 security-related calls to the dispatch center. During that same month, RTD had approximately 5.4 million customer boardings, or approximately one-security-related call for every 1,800 boardings. That includes everything from graffiti and drug-activity, to noise com­plaints and unattended bags.

Risky Routes

There continues to be reports of drug use, fights, and threats of violence on RTD trains and buses, particularly on routes along major throughfares. Colfax Avenue, Broadway, and Federal Boulevard are among the highest.

Last year (2024), there were 177 physical assaults and 194 non-physical assaults of the system’s transit workers. Physical assaults were flat at 182. Non-physical assaults, however, jumped to 314. That’s an increase of about 62%, but likely relates to RTD’s efforts to encourage employees to make reports. New federal reporting standards also impacted the numbers.

Bus Stop Coverup: Of RTD’s 9,700 public bus stops, less than half have a bench or any form of seating.

During a three-year period — 2022 to 2024 — riders contacted dispatchers for police help a whopping 130,280 times. The highest was in 2023 at 45,847 versus 41,327 in 2022. That figures out to 3,592 “help calls” per month. For security issues riders can contact RTD by phone at 303-299-2911. To text issues use the 303-434-9100 phone number. Better yet, acquire and use RTD’s Transit Watch app so you never ride alone. Those without a smart phone can use the emergency telephones located on “rail platforms” or at bus “Park-n-Rides.”

Bus Boom

RTD’s ridership in 2024 increased by just 1%, from 65.17 million in 2023 to 65.23 in 2024. That’s due to a huge 12% drop in light rail ridership, as customers increasing­ly relied on the bus system. The system’s bus boardings were 42,689,708 versus rail boardings of 19,493,133.

A key reason for the popularity of buses:

RTD’s bus system exceeded the national average in 16 of 16 comparative service categories. Furthermore, there are over 100 area bus routes, versus 10 rail lines providing 113 miles of rail service.

RTD, however, claims “customer satisfac­tion” for both bus and rail service. They assert rider satisfaction “with both bus and rail safety and security, cleanliness, on-time performance, plus frequency of service.”

Live-Look Cameras

One of the reasons for the popularity of buses is the “live-look” surveillance camera and response system installed on buses in 2024. Those systems let bus drivers push a silent alarm button to activate surveillance. As a result, RTD dispatchers can see inside and quickly r

Best By Bus: There are more than 100 bus routes in Denver, versus 10 rail lines. Bus system exceeds the national average in 16 categories.

etrieve images for police. State regulators want the system installed on trains by mid-2027.

There are currently 421 weekly bus service stops in Glendale. The closest bus stop to Cherry Creek North is 1st Ave. and Madison St., about a three-minute walk to-from the central district. There are also bus stops at Steele St. and Ellsworth Ave. and at Colorado Blvd. and 3rd Ave., about a 10 minute walk. In addition, the RTD bus fleet provides a slew of special rides. They include services for people with limited mobility, plus free rides for active-duty military.

As bus ridership grows, the system hopes to upgrade more than half of the region’s approximately 4,000 bus stops. Moreover, RTD wants to double the bus service in the city’s core areas. Another goal is to more than double the number of frequent bus routes that run every 15 minutes or less. That would jump the number of miles of frequent bus service from 490 miles to 1,139 miles.

Union Station U-Turn

Once known for crime and open drug use, Denver’s Union Station — the terminal had a $11 million restoration in 2024 — has made a dramatic turnaround. Overall, RTD says there has been a 52% drop in security calls between February 2024 and February of this year.

The about-face for the beaux arts-style transportation hub is good news for both travelers and the city of Denver. Union Station incorporates light rail and commuter rail lines, Amtrak rail service, plus regional buses, taxis, and shuttles. The site features an eight-track commuter rail station, plus a 22-bay underground bus facility.

Today Union Station is once again the city’s destination for LoDo events ranging from live music, and local festivals, to farmer’s markets. It also features cool places to eat and drink, including restaurants Ultreia, The Kitchen Next Door, Mercantile Dining & Provisios, and Snooze.

Budget Upswings

RTD’s budget is expected to jump 4.2% in 2025. Fares will only provide about 4% of RTD’s total budget. Sales and use tax revenue comprises 67% of the budget, with the remaining 29% coming from grants and other revenue sources.

Hub & Great Hall: Denver’s rail and bus hub, Union Station features towering ceilings, elegant archways, and glittering chandeliers.

Grant revenue looks likely to be lower this year due to the $150 million pass-through grant received for the East Colfax Bus Rapid Transit Project in 2024.

Increase in the agency’s 2025 budget is due to year-over-year increases in salaries, wages and benefits, materials and supplies, and purchased transportation.

Rail Rebuild

This year (2025), RTD resumed its multi-phased “Downtown Rail Reconstruction Project,” while also adding to its Transit Police Department.

Between May and August, RTD com­plet­­­ed the first phase of its downtown rail reconstruction. Workers restored the 30-year-old portion of the agency’s original light rail alignment to protect the network’s long-term integrity. Moreover, crews completed the work weeks ahead of schedule. Additional phases are planned through this fall-winter.

The system is also launching an ­updated operational analysis. That update is design­ed to create new standards for transit service.