What makes a good rent-by-the-room home
- 3 or more legal bedrooms (basement bedrooms need an egress window)
- At least 2 bathrooms, ideally one you do not share
- Parking for every car, or close to transit, a college or a hospital
- A layout where renters are not walking through your space
- No HOA rule against leasing rooms
The numbers
Rooms usually rent for less than a whole unit, but you can rent several. Two rooms can cover a big part of a payment. Try it in the calculator with real room rents for the area.
Can roommate rent help me qualify?
Under an FHA update that started in March 2025, lenders can count rent from a roommate (boarder) who has lived with you for at least 12 months and paid rent in at least 9 of the last 12 months, up to 30% of your qualifying income, if they will keep living with you. Ask your lender if it fits you.
Running it well
- Use a written lease for each room and house rules for shared spaces
- Screen everyone the same way and follow fair housing law
- Decide who pays utilities, or include them in rent
- Check your city rental license and short-term rental rules before renting by the night
Questions people ask
How many roommates can I have in Colorado?
State law (HB24-1007) stops cities from capping unrelated occupants based on family relationship since July 1, 2024. Building, fire and health codes, and your HOA, still set limits.
Do I need a rental license to rent rooms?
Some cities, like Denver, require a rental license for rentals. Check your city's rules before you rent.
Can I rent rooms on Airbnb?
Many Colorado cities only allow short-term rentals in your primary residence and require a license. Check the city rules first.
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