Colorado
President Biden’s proposal to cap rent increases reopens policy split among Colorado Democrats
President Joe Biden’s proposal this week to cap rent increases in larger apartment buildings across America has elevated an idea that’s long been embraced by progressive housing advocates in Colorado — but, in a split among Democrats, is opposed by Gov. Jared Polis.
What’s more, at the local level, rent-stabilization policies are essentially illegal under Colorado law.
Unveiled by Biden as he’s sought to ward off calls to step aside in the presidential race, the plan would cap annual rent increases at 5% for properties with more than 50 units. That would cover more than 20 million units nationwide, or roughly half of all rentals in the U.S.
The plan would put valuable tax write-offs at risk as a way of getting landlords on board. A landlord who didn’t follow the cap would lose access to a tax deduction allowing them to write off depreciation as properties age. Though exact numbers would vary, several housing experts told The Denver Post that the write-off is substantial.
The proposal, which faces long odds to becoming law, would also exempt new properties in an apparent bid to blunt the common criticism that rent caps stifle development.
Biden’s plan comes as rental and home prices have surged in Colorado over the past several years. Simultaneously, evictions have increased sharply: A record number were filed in Denver last year, and data shows the city is on pace to smash that record again in 2024.
The high cost of housing is a top concern of Coloradans, polls have consistently shown, and state lawmakers have proposed sweeping housing reforms in recent years.
But the near-supermajority of Democrats in the state Capitol have at times sparred over how best to address the crisis.
“We were very happy to see President Biden’s announcement because this would prevent corporate landlords from engaging in what’s happening right now, which is the continuous and unchecked gouging of rent prices, forcing renters to either pay for the roof over their heads or feed their families or get critical medications,” said Carmen Medrano, the co-chair of Colorado Homes for All. The housing coalition has backed legislation to allow local governments to enact rent caps.
Colorado law now prohibits cities from passing rent stabilization or rent control policies. Recent legislative attempts to drop that prohibition have been unsuccessful amid opposition from Polis and other Democrats.
But Biden embracing the policy is a shot in the arm for advocates who have argued that rent caps are vital to protect vulnerable tenants. Medrano pointed to a 2023 survey that showed 60% support among Coloradans for rent control policies in their local communities.
What Polis and other opponents say
Still, the cap faces an uphill climb: Biden is fighting for his political life amid concerns from voters and senior members of the Democratic Party about his ability to campaign and to beat Republican Donald Trump in November.
Even if the president stays in the race and wins, the November election also will determine which party controls each chamber of Congress. Anything short of a Democratic trifecta in the White House and in Congress would likely spell doom for rent cap legislation, assuming that there would be sufficient support even among elected Democrats.
Given that Democrats in Colorado have repeatedly clashed over the issue, that’s not a certainty, either.
Biden’s proposal this week was met with opposition from the landlord lobby and from Polis. On the social media platform X, he argued Biden’s rent cap would stifle development and increase costs.
In recent legislative sessions, Polis has pursued a supply-side approach that seeks to eliminate local barriers to development. While he and Democrats had success on that front this year, those reforms — and the denser apartment development they promise — will take years to bear fruit.
Polis spokeswoman Shelby Wieman declined an interview request about Biden’s rent caps proposal. In a statement, she wrote that Polis “knows this will take congressional action, which is unlikely to occur, and looks forward to the many discussions ahead on the ways to save Americans money on housing. The President’s interest in this issue is a good first step.”
Rent caps have received more attention in recent years as housing prices have rocketed nationwide. Oregon now caps annual rent increases at 7%, plus an inflation factor (coming out at 10% this year). St. Paul, Minnesota, passed a 3% cap in 2021, but policymakers rushed to add exemptions shortly afterward as development cratered.
The debate around the policy’s efficacy has continued, too. The Biden administration pointed to a New York University white paper that argues that “broad-based” regulations and relatively high caps would be effective if paired with subsidies for lower-income earners. Opponents have repeatedly maintained that rent caps are broadly counterproductive, and a 2018 Brookings Institution report argued they’re helpful to tenants in the short term — but harmful in the long run.
Drew Hamrick, a senior vice president with the Colorado Apartment Association, derided rent caps as failed policies. He said they benefit tenants who are lucky enough to get into a price-controlled unit, but otherwise they stifle development and limit on-site improvements.
“Fully at the mercy of corporate landlords”
Still, those concerns may be alleviated by a nationwide — rather than city-by-city — approach, Hamrick and others said.
While one city’s enacting of rent caps may spur developers to look elsewhere, a nationwide approach would help neutralize landlords’ ability to search for greener pastures. The Biden administration’s proposed exemption on new builds theoretically blunts fears that property owners would get out of building apartments altogether.
“The fact that it would have a nationwide impact eliminates that,” Hamrick said. “But it still has the chilling effect on investment overall. What you worry about is that these retirement plans and insurance companies that basically fund the construction of housing in the U.S. start to find better places to park their money than real estate investment because there are artificial caps.”
State Rep. Javier Mabrey, a Denver Democrat who has sponsored renter-friendly legislation — including last year’s attempt to repeal Colorado’s rent control prohibition — said Biden’s proposal advances a debate within the Democratic Party about “what kind of party we want to be.”
He argued the plan was reflective of the reality facing renters, which is that “if you don’t own a home right now, you’re fully at the mercy of corporate landlords seeking unlimited profits.”
“I think the cost of rent — yes, it’s somewhat tied to costs that the landlords incur,” Mabrey said. “But more often than not, landlords across the country are charging as much as they can.”
Hamrick said Biden’s embrace of rent caps, even if it has come while he’s standing on rickety political legs, signaled a boost for rent cap advocates.
“It certainly puts it on the table for a greater level of discussion,” he said. “Whether it changes people’s minds on the wisdom of it, I don’t know. But the fact that you and I are even talking about it is a redirect result of the (Biden announcement).”
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Colorado
Colorado quarterback Dominiq Ponder dies in single-car crash at age 23, police say
BOULDER, Colo. (AP) – Colorado quarterback Dominiq Ponder died early Sunday morning in a single-car crash, police said. He was 23.
Ponder was driving a 2023 Tesla when he lost control on a curve and hit a guardrail, according to the Colorado State Patrol. The car struck an electrical line pole and rolled down an embankment.
Ponder was pronounced dead at the scene in Boulder County. Police said a preliminary investigation “shows that speed is suspected as a factor.”
Ponder played in two games for the Buffaloes last season, going 0-for-1 passing and carrying the ball twice for a loss of 4 yards. The 6-foot-5 sophomore from Opa Locka, Florida, began his collegiate career at Bethune-Cookman before transferring.
The Buffs were slated to begin spring practice on Monday.
“God please comfort the Ponder family, friends & Loved ones,” Colorado coach Deion Sanders posted on X. “Dom was one of my favorites! He was Loved, Respected & a Born Leader. Let’s pray for all that knew him & had the opportunity to be in his presence. Lord you’re receiving a good 1.”
Colorado offensive coordinator Brennan Marion reposted Sanders’ statement and called Ponder a joy to be around and coach.
“Getting that call from his dad today didn’t feel real,” Marion posted. “Love you Dom! God cover his family & our team, especially our qb room!”
Colorado athletic director Fernando Lovo said Ponder “epitomized the values of passion, enthusiasm, leadership, toughness, and intelligence that were revered by his teammates and coaches alike.” The athletic department said it would make counseling resources available to players and staff.
Fellow Colorado quarterback Colton Allen also paid tribute to Ponder on Instagram.
“Dom, you were a blessing to so many people,” Allen wrote. “You had a presence about you that just made everything better. You brought so much joy to me and everyone around you. I’m grateful for every lift, every practice, every rep, every conversation we got to share. I’ll carry those with me for the rest of my life.”
The Big 12 Conference extended its condolences in a post on X.
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Colorado
Colorado lawmakers duel over data centers: Grant millions in tax breaks or regulate them without incentives?
Colorado lawmakers are deciding this year between two disparate approaches on data centers — one that aims to lure them to the Centennial State with millions of dollars in tax incentives and another that would implement some of the strictest statewide regulations in the country on the booming tech industry.
Either of the two competing bills would create the state’s first regulations specific to data centers. Sponsors of both bills say they hope to minimize environmental impacts from the power and water demands of the centers, while also ensuring that the cost of new infrastructure they need doesn’t wind up on residents’ electric bills.
Both bills are sponsored by Democrats but differ widely in what they’d do.
The bill supported by the data center industry — House Bill 1030 — would incentivize companies to comply with regulations in exchange for large tax breaks. The legislation would not regulate data centers whose owners forgo a tax break.
The other bill — Senate Bill 102 — would offer no incentives, instead imposing regulations on all large data center development across the state. It is supported by environmental and community groups.
“We want to make sure that as data centers come here, they come on our terms,” said Megan Kemp, the Colorado policy representative for Earthjustice’s Rocky Mountain office.
The bills have landed as debate over the future of data center regulation intensifies across the state. Data centers house the computer servers that function as the main infrastructure for the digital world. They crunch financial data, store patients’ health information, process online shopping, register sports betting and — increasingly — make possible the heavy data demands of artificial intelligence.
Several companies have begun construction on large data centers across the Front Range in recent years. A 160-megawatt hyperscale facility is under development in Aurora and could consume as much power as 176,000 homes once completed.
The construction of a 60-megawatt data center campus in north Denver has angered those who live by the site and prompted Denver city leaders last week to call for a moratorium on new data center development while they craft regulations for the industry. Larimer County and Logan County have enacted similar moratoriums.
Hundreds gathered Tuesday night at a community meeting about the northern Denver campus owned by CoreSite. Frustration in the crowd — which filled overflow rooms and the front lawn of the building that hosted the meeting — erupted as residents of the neighborhoods surrounding the center expressed concerns about how it would impact their air quality, power and water supplies.
Attendees said they did not know the data center was being built until they saw construction underway.
CoreSite leaders had planned to attend the meeting. But they pulled out of participating the day before because of safety concerns, company spokeswoman Megan Ruszkowski wrote in an email. She did not elaborate on the concerns. A Denver police spokesman said the department did not have any record of a police report filed by CoreSite in the days prior to the meeting.
CoreSite’s absence left officials from the city and utilities to answer the crowd’s questions and field their frustrations. City leaders told attendees that they had no say in whether the data center could be built because there are no city regulations specific to the industry.
“Data centers are proliferating quickly and we don’t know all the impacts,” said Danica Lee, the city’s director of public health investigations. “That’s why we need this moratorium.”
Promises of future regulation meant little to the residents of Elyria-Swansea, where the data center is scheduled to go online this summer. More than an hour into the meeting, a man took the microphone. He noted that so much of the conversation had focused on technicalities — but the information provided had not answered a question on many residents’ minds.
“How do we stop it now?” he asked, to a loud round of applause from the room.
Transformative opportunity?
Some in the state Capitol think more data centers would be beneficial for Colorado.
Supporters of the tax incentive bill in the legislature said luring the industry to Colorado would create high-paying jobs, help pay for electrical grid modernizations and strengthen local tax bases.
“This could be transformative for the state,” said Rep. Alex Valdez, a Denver Democrat who is one of HB-1030’s sponsors.
In exchange for complying with rules, data center companies would be exempted from sales and use taxes for 20 years for purchases related to the data center, like the expensive servers they must replace every few years. After two decades, the companies could apply for an extension to the exemption.
To earn the tax break, data center companies would have to meet requirements that include:
- Breaking ground on the data center within two years.
- Investing at least $250 million into the data center within five years.
- Creating full-time jobs with above-average wages, though the legislation doesn’t specify how many jobs would be required.
- Using a closed-loop water cooling system that minimizes water loss, or a cooling system that does not use water.
- Working to make sure the data center “will not cause unreasonable cost impacts to other utility ratepayers.”
- Consulting with the Colorado Department of Natural Resources about wildlife and water impacts.
While the bill would exempt data centers from sales tax on some purchases, they would still be on the hook for all other taxes, Valdez said, and would bring both temporary and permanent jobs. The bill does not specify how many permanent jobs must be created to qualify for the tax break.
Dozens of other states have enacted tax incentive programs for data centers. Such incentives are a key factor that companies weigh when deciding where to build, said Dan Diorio, the vice president of state policy for the Data Center Coalition, an industry group.
“Colorado is not competitive right now,” he said.
Figuring out the projected impact of the bill on the state’s finances gets complicated.
The legislature’s nonpartisan analysts estimated that the state would miss out on $92.5 million in sales tax revenue in the first three years, assuming a total of 17 data centers would qualify for the tax breaks in that time period.
But Valdez said that is revenue that the state otherwise wouldn’t see if the data centers weren’t built here. And the companies would still pay all other state and local taxes, he said.
“We see it as unrealized revenue, rather than a tax cut,” he said.
Some of that lost tax revenue would be offset by an increase in income taxes paid by low-income families, according to the bill’s fiscal note.
That’s because the projected decrease in sales tax revenue in the first year of the program would decrease the amount of money available for the state to provide its recently enacted Family Affordability Tax Credit. State law ties the amount available for the family tax credit to state revenue growth and whether the state collects money above a revenue cap set by the Taxpayer’s Bill of Rights. TABOR requires money above that level to be returned to taxpayers.
If the state doesn’t have excess revenue, it can’t fund that tax credit.
In the next fiscal year, which begins in July, data center companies would avoid paying $29 million in sales taxes, which would trigger a change in the family tax credit. Low-income families would be made to pay a total of $106 million more, the fiscal note estimates.
Bill sponsors are planning to address the fallout for the tax credit in forthcoming amendments, Valdez said.
“We’re not out to trigger any negative impacts to low-income families,” he said.

Baseline guardrails
Forgoing tax dollars during a state budget crisis is a hard sell to Rep. Kyle Brown, a Louisville Democrat sponsoring the regulatory bill. He and other supporters of SB-102 aren’t convinced tax incentives are necessary to bring data centers to the state.
Major construction projects are already underway, he said. In Denver, CoreSite chose not to pursue $9 million in tax breaks from the city but continued construction on its facility regardless.
“The point of our policy is (putting) reasonable, baseline guardrails on this development so it can be smart,” Brown said.
Brown last session co-sponsored a failed bill with Valdez that offered tax incentives to data centers. Since then, however, he’s seen other states that offer tax incentives express buyers’ remorse, he said.
Brown pointed to concerns in Virginia about rising electricity costs due to data center demand and a proposal by the governor of Illinois to suspend the state’s tax credit so that the impacts of the data center boom it sparked could be studied.
His bill this session — co-sponsored by Sen. Cathy Kipp, a Fort Collins Democrat — requires that data centers over 30 megawatts:
- Draw as much power as possible from newly sourced renewable energy by 2031.
- Pay for any additions or changes to the grid needed to serve the data center.
- Adhere to local rules about water efficiency.
- Limit the use of backup generators that consume fossil fuels; if such generators are necessary, they must be a certain type that limits emissions.
- Conduct an analysis of the data center’s impacts on local neighborhoods, engage in community outreach and sign a legally binding good-neighbor agreement if the community is disproportionately affected by pollution.
Owners of data centers would also need to report metrics annually to the Colorado Department of Public Health and Environment. They would cover the center’s annual electricity consumption, how much of that power came from renewable sources, the total number of hours backup generators were used and annual water use.
Utilities, too, would face additional requirements.
The legislation would ban utilities from offering discounted rates to large data centers. It also would prohibit them from supplying electricity to a data center if doing so would affect the utility’s ability to provide power to its other customers — or its ability to meet state emissions reduction goals.
Environmental groups supporting the bill say the state needs regulations to make sure the increased electrical demand generated by data centers doesn’t expand the state’s use of fossil fuels or slow the retirement of fossil fuel-powered plants.
If not done thoughtfully, the groups said, the increased electrical load could imperil the state’s climate goals.
“What we need to avoid is a race to attract data centers that turns into a race to the bottom,” said Alana Miller, the Colorado policy director for the Natural Resources Defense Council’s climate and energy program.
If the legislature enacts SB-102, it would implement the strictest data center regulations in the country and would ward off future data center development, Diorio said. He sees many of the rules as unattainable.
“It would make it nearly impossible to develop a data center in the state of Colorado,” he said.
Conversations between the sponsors of the two bills are underway, Valdez and Brown said. Both expressed hope that a consensus could be found between the two pieces of legislation.
Neither bill had been scheduled for a committee hearing.
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