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President Biden’s proposal to cap rent increases reopens policy split among Colorado Democrats

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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.

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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.

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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.

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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.”

Monique Gant, center, of Westminster, recounts her experience of being evicted while being consoled by Colorado House Majority Leader Monica Duran during a rally to unveil an eviction protections bill advanced by Democratic lawmakers on Wednesday, Jan. 24, 2024, in Denver. (AP Photo/David Zalubowski)

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.

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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.”

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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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Historic Colorado River deal to conserve flows advances after winning key approval from state water board

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Historic Colorado River deal to conserve flows advances after winning key approval from state water board


A yearslong effort to purchase two of the most powerful water rights on the Colorado River has cleared another hurdle after the state water board agreed to manage the rights alongside Western Slope water officials.

The Colorado Water Conservation Board voted unanimously Wednesday night to accept the two water rights tied to the Shoshone Power Plant into its environmental flow program. The approval is a critical piece in the Colorado River District’s $99 million deal with the owner of the aging plant in Glenwood Canyon — Xcel Energy — but the deal has faced pushback from Front Range water providers that fear the change could impact their supplies.

Backers of the deal aim to make sure the water now used by the small hydroelectric plant — and then put back in the river — will always flow westward.

“The importance of today’s vote cannot be overstated as a legacy decision for Colorado water and the Western Slope,” Andy Mueller, general manager of the Colorado River District, said in a news release. “It secures an essential foundation for the health of the Colorado River and the communities it sustains.”

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Colorado water officials hailed the decision as a monumental achievement for the state that will help protect the river and its ecosystem. The state’s instream flow program allows the Water Conservation Board to manage dedicated water rights for the health of rivers, streams and lakes.

“Acquiring the Shoshone water rights for instream flow use is a once-in-a-lifetime opportunity to preserve and improve the natural environment of the Colorado River,” Dan Gibbs, the executive director of the Colorado Department of Natural Resources, said in a news release.

One of the main sticking points during the hourslong meeting Wednesday was whether the board should manage the water rights with the River District. That would include decisions on how and when to require upstream users — like Front Range utilities — to send more water downstream. Generally, the board is the sole manager of water rights in its instream flow program, which the Shoshone rights are now a part of.

Several Western Slope entities said they would withdraw their financial support from the purchase if the Colorado River District was not allowed to co-manage the right with the board. Local governments and other organizations across the Western Slope promised more than $16 million toward the purchase.

Front Range water providers argued that the statewide board is the sole authority that can manage such rights and should have final decision-making power.

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The water board instead approved the co-management strategy, which means that the two authorities will decide together how to act when there is not enough water to meet the right’s obligations.

The Colorado River District — a taxpayer-funded agency that works to protect Western Slope water — wants to purchase the Shoshone rights to ensure that water will continue to flow west past the plant and downstream to the towns, farms and others who rely on the Colorado River, even if the century-old power plant were decommissioned.

The Shoshone Hydroelectric Facility in Glenwood Canyon. The Colorado River District agreed to a deal to buy the major senior water rights associated with the plant from Xcel Energy to protect the instream flows. (Photo by Christopher Tomlinson/The Daily Sentinel)

A stream of Western Slope elected officials, water managers and conservation groups testified in support of the deal and the rare opportunity it presented.

“The Shoshone call is one of the great stabilizing forces on the river — a heartbeat that has kept our valley farms alive, our communities whole and our economies steady even in lean years,” Mesa County Commissioner Bobbie Daniel said, urging the board to approve the plan.



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Colorado’s Oldest Fan Celebrates 101st Birthday

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Colorado’s Oldest Fan Celebrates 101st Birthday


Boulder, Colorado’s most famous symbol of loyalty, has reached yet another milestone. Peggy Coppom, the legendary Colorado Buffaloes superfan, turned 101 this week, celebrating with family, former athletes, coaches, and generations of fans whose lives she’s touched with her simple devotion to CU. 

For Colorado coach Deion Sanders, Peggy is a familiar face in the stands. “Miss Peggy, in her own tremendous, loving way, she gives all of us hope,” Sanders shared last season. “You know how many decades we’re apart? But we still found one another. I thank God for that.”

Boulder, CO Colorado Buffaloes fans Peggy Coppom Betty Hoover Utah Utes Coach Prime Deion Sanders Folsom Field Coors Events

Feb 21, 2013; Boulder, CO, USA; Colorado Buffaloes fans Peggy Coppom (left) and Betty Hoover (right) cheer on in the second half of the game against the Utah Utes at the Coors Events Center. The Buffaloes defeated the Utes 60-50. Mandatory Credit: Ron Chenoy-Imagn Images / Ron Chenoy-Imagn Images

If you want to know what it means to show up—through good seasons and bad— you’ll hear Peggy’s name every time. After attending her first CU football game in 1940, Coppom, alongside her late twin sister Betty Hoover, became a fixture in the stands. For nearly six decades, the twins rarely missed a home game, their loyalty unwavering even as Boulder changed and college football along with it.

Over the years, Peggy has watched Colorado battle through everything from stadium renovations to conference realignments. Her seat at Folsom Field has weathered championship runs and heartbreaks. 

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“Once we could afford season tickets, we jumped in,” she once recalled.

Now, Peggy has watched more than 330 home games, and her near-perfect attendance record is a feat matched by few in college sports.

Boulder, CO Colorado Buffaloes Coach Prime Deion Sanders Peggy Coppom Folsom Field

Apr 22, 2023; Boulder, CO, USA; Colorado Buffaloes head coach holds the hand of fan Peggy Coppom before the start of the spring game at Folsom Filed. Mandatory Credit: Ron Chenoy-Imagn Images / Ron Chenoy-Imagn Images

Peggy Coppom’s story is a legacy that is woven into Boulder’s history. She and Betty saw Boulder transform from a small town into a lively college city of more than 100,000, with the university at its heart. They raised families while supporting CU from the stands and navigated losing seasons, and Peggy has embraced the program’s modern rise under Coach Prime.

Even after breaking her femur in 2024, Peggy made it to the Buffs season opener and is a familiar face at the Downtown Boulder Pearl Street rally and at bowl games. 

MORE: Shedeur Sanders Hit With Unfortunate News Following First NFL Game

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MORE: Kenny Dillingham Opens Up About Deion Sanders’ Tough Year At Colorado

MORE: What Myles Garrett’s Candid Comments Tell Us About Shedeur Sanders

Boulder, Colorado Colorado Buffaloes Peggy Coppom Deion Sanders Coach Prime 101st Birthday

Feb 22, 2025; Boulder, Colorado, USA; Colorado Buffaloes fan Peggy Coppom cheers in the first half against the Baylor Bears at the CU Events Center. Mandatory Credit: Ron Chenoy-Imagn Images / Ron Chenoy-Imagn Images

Peggy’s enthusiasm and kindness are infectious. On her 101st birthday, she was surprised by former CU star Jaylyn Sherrod at the CU women’s basketball game—one of many small celebrations joining together to honor Peggy. 

For much of the community, Peggy’s life stands as an example of hope and joy, no matter the scoreboard or the challenges that come with being a fan of the Buffaloes.​​

Coach Prime’s public admiration has only magnified her legacy, weaving Peggy’s story into the current era of CU athletics.

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“She’s consistent with who she is,” Sanders said. “Her memory is sharp as a tack. Just always pleasant… always has something profound and peaceful to say to me.”

Boulder, Colorado Colorado Buffaloes fan Peggy Coppom CU Events Center Coach Prime Deion Sanders 101st Birthday

Feb 2, 2023; Boulder, Colorado, USA; Colorado Buffaloes fan Peggy Coppom (center) cheers in the first half against the California Golden Bears at the CU Events Center. Mandatory Credit: Ron Chenoy-Imagn Images / Ron Chenoy-Imagn Images

Peggy Coppom’s 101 years encapsulate the best of the Buffs Nation and Boulder community. She shows the ability to show up and to celebrate the players at their very best. Her advice for fans and athletes is to always cherish the memories, love the people, and stay true to the black and gold.

Peggy summed up her induction into the CU Athletics Hall of Fame in 2022, saying, “I can’t think of one person or anybody that’s ever been given an award like this for simply having a good time.”



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After community efforts, Colorado county votes to preserve historic baseball fields in sale

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After community efforts, Colorado county votes to preserve historic baseball fields in sale


On Tuesday, the Boulder County Commissioners voted to move forward with a development plan for their former North Broadway complex in the Colorado city of Boulder that would preserve the historic nearby baseball park at Iris Fields. County commissioners voted 2-1 to enter into a contract with The Academy Management Group for $26 million that aims to preserve the fields and possibly introduce new affordable senior housing to the area.

The lot came up for sale after the county decided to downsize much of their human services staff to another building, saying that many of those employees now work remotely. The county estimates the move will save the county $12.5 over the next five years. However, the sale of their buildings also meant the possibility of losing Iris Fields.

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North Boulder Little League players have run the bases of Iris Fields for almost 70 years, and as the league’s Vice President, Thomas Click has spent endless hours coaching them.

“This is a little slice of americana, you know, this is, this is a classroom of life here,” Click said.

So earlier this year, when the county put this land up for sale and the fields’ days looked numbered, Click took a swing.

“A handful of us stood up and just said, ‘No, we’re not going to let that happen,’” Click said, “Our petition, we’ve got 5,000 signatures on it, and there are hundreds of comments on there of people just bearing their souls and talking about what the fields really meant to them.”

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Eventually the league found a developer that wanted to help called the The Academy Management Group and submit their own bid. But they still needed Boulder County Commissioners like Ashley Stolzmann to approve it.

“We certainly heard from the neighborhood right around the property, but also … heard from people with different perspectives on the type of housing or not housing that should go on this site,” Stolzmann said.

boulder-iris-fields.jpg

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And on Tuesday, the fields’ future came to a vote.

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“Everyone sat quietly all through the hearing, and was like, on their best, you know, best church-like behavior. And then once the vote was taken, the crowd just erupted in tears,” Stolzmann said.

In a 2-1 vote, the fields now seem to be “safe.”

“To see everybody come together … that’s a super powerful thing, and hopefully it laid some framework for the way things can be going forward,” Click said.

And Click is already looking forward to seeing all his players for years to come.

When asked what the league’s plans are for opening day next year Click said, “Oh, man, we’re going big. We’re going really big. I’ll make sure of it.”

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As with any major sale, there are still some details that still need to be worked out, including a 90 days due diligence period, but this vote lays the groundwork for the fields preservation and the possible addition of senior housing in the future.

The county expects to move out of their North Complex offices sometime next year. 



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