Colorado’s latest fight over tenant protections flamed out in a packed committee room this week, as House Bill 1047 was narrowly voted down 6-5 in the House Judiciary Committee after two Democrats crossed the aisle to join Republicans in opposition. The bill, carried by Boulder Democrat Junie Joseph, aimed to keep most eviction court records out of public view and to force landlords to offer at least one rent-payment option that did not require tenants to log into an online portal. Supporters framed the measure as a targeted fix to keep low-income renters from being blacklisted over short-term crises, while critics argued it would hide key information landlords use to screen applicants.
What HB1047 would have changed
HB26-1047, titled “Protections for Residential Tenants,” would have required that court records in many eviction actions remain suppressed unless the case involved a “substantial” lease violation, allowed courts to publish anonymized opinions, and mandated that landlords provide at least one rent-payment method that did not require an online portal or a transaction fee, according to the bill text on the Colorado General Assembly. The introduced summary also outlined rules for redacting personal identifiers and listed documentation landlords would need to attach to complaints in earlier drafts.
Supporters’ pitch to lawmakers
Backers told the committee the bill was aimed at tenants who stumble once, not chronic nonpayers, and said a single missed month should not follow someone for years. “Protecting the dignity of tenants throughout the eviction process is essential,” Rep. Junie Joseph said, while advocates urged lawmakers to extend privacy protections similar to those afforded in other parts of the legal system, as reported by the Denver Gazette. Proponents added that requiring at least one fee-free, offline payment option would help renters who do not have stable internet access or traditional bank accounts.
Opponents’ warnings
Landlord groups countered that suppressing most eviction records would strip away an important screening tool and could make it easier for problem tenants to cycle through properties without detection. Bobby Hutchinson, president of the Colorado Apartment Association, told lawmakers that eviction history is crucial for determining whether a prospective tenant is likely to pay and warned that the bill could shield repeat offenders, according to the Denver Gazette. Several committee members also pointed out that significantly more witnesses testified against the bill than for it, which they said underscored practical concerns about how the policy would play out on the ground.
The numbers driving the fight
Supporters leaned heavily on recent eviction data to make their case. Figures compiled for Colorado’s State of Homelessness and eviction trackers show forcible entry and detainer filings jumped to 47,613 in 2024 from 39,620 in 2023, highlighting advocates’ argument that rising filings are squeezing renters and overloading the housing system, per COHMIS/MDHI. Housing advocates told lawmakers that those statewide numbers line up with record highs in Denver and other Front Range counties.
What happens now
With the Judiciary Committee’s vote, HB26-1047 is effectively stalled for the session unless sponsors significantly rework the proposal or line up broader bipartisan backing. The bill failed on a 6-5 vote, with all Republicans and two Democrats opposed, as reported by Colorado Politics. Committee chair Javier Mabrey said he liked portions of the measure but wanted changes, noting that lawmakers already passed a 2025 law targeting “junk fees” and requiring a fee-free payment option in many rental situations, according to the Colorado General Assembly.
For now, both tenant advocates and many landlords find themselves back at square one. Both camps say they want to see fewer unnecessary evictions, yet they remain sharply divided over whether more secrecy or more disclosure is the way to get there. Lawmakers on the committee signaled they are not done with the issue and expect to keep tinkering with eviction and housing proposals this session as filings and costs continue to dominate constituent complaints across Colorado.
