Housing

If you prefer to live off-campus, there are a lot of different options, but you should start looking at options prior to your arrival. If you can, set up a tour of the places you are interested in for the first few days after your arrival. Students often share accommodations in order to reduce costs.

One of the best ways to find a place to live is through CU Denver|Anschutz’s Off-Campus Housing and Roommate Database! You can find properties that are friendly to international students, and you can even find potential roommates through this platform!

In addition to the Off-Campus Housing Database, you could use these websites:

• Apartments.com
• Zillow.com,
• Trulia.com,
• ForRent.com 
  

We’ve also compiled this list of some places that international students and scholars have lived in the past, which might be helpful in your search.

It is generally not wise to commit to a lease without having seen the housing or at least had it viewed in-person by a trusted friend. Most apartment complexes have websites for scheduling tours, submitting applications, and communicating with staff. However, private landlords often prefer to communicate by phone.  Caution should always be taken when searching for a new place to live. If possible, go with a friend to check out new sites. If you should ever feel uncomfortable in a situation, leave immediately.

If you want to experience living with a family from the United States, you could think about staying with a host family in a private residence. In exchange for rent, the host families provide a private room and some meals.

To learn more about this opportunity, please visit one of these sites:

• HomestayCommunity
• Lingoo
• HomeStayIn
  

Please be aware that the earlier you inquire, the more likely it is that you will be able to find a suitable homestay for yourself.

There are many things to consider when choosing a place to live, including:

• Access to public transportation
• Access to grocery stores
• Restaurants in the area
• Safety
• Commute time to campus

Here are some resources to help you choose where you want to live:

• Aurora Neighborhoods Map 
  
• Denver Neighborhoods Map 
  
• Aurora Neighborhood Guides
  
• Denver Neighborhood Guides
  
• Aurora Biking Trails Map
• Denver Biking Trails Map
  
• Aurora Crime Statistics by District
  
• Denver Crime Statistics by Area 

Keep in mind that crime happens everywhere! When looking at the crime statistics, you may wish to check over a year’s period and consider the types of crime that occur the most in that neighborhood (e.g., violent crime vs. property crime vs. other).

Once you have an idea of the neighborhood you would prefer, visit the neighborhood on various days of the week and times of day to see if the environment would be suitable for you. You might also want to investigate living in the suburbs surrounding Denver.

Most off-campus housing options will require you to sign a lease (a contract that you sign before you move into a rental). We’re going to break down the leasing process into easy steps.

1. Find a residence

2. Fill out an application.

Your potential landlord may ask you to complete an application (especially in large apartment complexes) or to allow a credit check to be done on your credit history. Here is where international students may run into an obstacle. Some landlords conduct credit checks using a social security number, while others may be able to conduct the credit check using an I-9 number. It is important to ask your landlord which number they require in order to fulfill their leasing process and procedures early on. Additionally, be sure to ask your potential landlord if they offer any discounts or fee reductions for students. If you are denied residence because of a lack of credit or social security number, potential solutions to this are as follows:

a. A guarantor. A guarantor is someone with a social security number and with a good credit history who will co-sign the lease with you. By co-signing the lease, the guarantor agrees to pay your rent if you fail to do so. If neither you nor the guarantor pay the obligations of the lease, the landlord can sue both of you. In the case of the guarantor, the landlord could garnish his wages (using his social security number) to make him pay. Thus, the guarantor must trust you to pay the rent on time.

b. Paying for several months or rent in advance. The landlord may be willing to rent to you if you pay for three months (or more) in advance. For example, you intend to sign a lease starting in August that will end the following July at the rate of $800 per month. You can suggest to the landlord that you will pay three months’ rent as deposit ($800 x 3 = $2400), and pay for every month’s rent on the first of the month starting August 1 through April 1. Then, you will use the deposit to pay for the last three months of the lease (and you would not pay any additional rent for May, June, or July). Note that landlords associated with “house to share,” or “room for rent,” or with smaller apartment complexes may be more flexible than those from larger apartment complexes.

3. If your application is approved, you will be given a lease to sign.

The lease is a legal agreement between you and your landlord outlining the specific responsibilities of each party. The lease is a document to protect both you and the landlord from misunderstandings. Please keep in mind, however, the lease usually favors the landlord. Be sure to read it thoroughly and make sure you understand each party’s responsibilities. You can review a sample lease here to become familiar with the language.

Pro Tip: It is very difficult and costly to break a lease, so make sure you can commit to the time period on the lease!

4. READ the lease and understand the terms

Ask the landlord to allow you to review the lease overnight.

Before you sign a lease, inspect the property thoroughly. See the Renter’s Inspection Checklist. Be sure that you and the landlord agree to any damages or repairs necessary by making note of it in writing and affixing the signature of both parties and the date to the document. When you move out, you will compare the state of the apartment to this checklist.

Remember that a lease can be negotiated. You should not sign a lease with sections that are so one-sided that they put you in jeopardy. To change a lease, discuss your concerns with the landlord. If you agree to change it, cross out the section you wish to delete, initial it and have your landlord initial it, then date it. Additions should be written out, dated and signed by you and the landlord. Make sure that all changes are noted on all copies of the lease.

Read the document carefully. Do not hesitate to question any section of the lease that puzzles you. Do not be satisfied with answers like, "Oh, don't worry about that, it's just a form," or "That won't apply to you." (If it does not apply, cross it out and have both parties initial it.) It is your responsibility to understand the lease and fulfill your responsibilities inherent in it.

Other lease provisions to watch out for are those that exempt landlords from liability for injuries to persons or property caused by the landlord's negligence or those that waive the tenant's rights to a jury trial. These types of provisions are known as "unconscionable lease clauses" and would be considered null and void in a court of law. Nevertheless, read your lease and all related documents carefully before you sign.

Before signing a lease, make sure that: 

• The lease covers the time period (e.g., August 1, 2022 through July 31, 2023) and the amount of the rent to which you have agreed (e.g., $700/month). 
• The lease clearly indicates if pets are allowed (and what type). 
• There are no hidden or outrageous late fees.
• The landlord cannot terminate the lease with little or no reason or notice.
• The right to sublet is clear – either you are allowed to sublet or you are not. 
• If the landlord agrees to pay utilities, or some utilities, it is clearly indicated.
• The landlord cannot, unless in an emergency, violate the privacy of your apartment without your permission (i.e., the landlord cannot enter the apartment without notifying you first).

5. Once you have signed the lease you are legally bound to the terms/conditions and will be able to begin your move-in process (Don’t forget to keep a copy of your signed lease)

●      Pay the security deposit

●      Complete the Move-In Inspection

●      Buy furniture if the place is unfurnished

●      Get Renters Insurance

●      Set up utilities

According to Zumper, the average rent for an apartment in Aurora (as of Spring 2022)  is as follows:

Most off-campus housing options will require you to sign a lease (a contract that you sign before you move into a rental). We’re going to break down the leasing process into easy steps.

1. Find a residence. (link to How to search)

2. Fill out an application.

Your potential landlord may ask you to complete an application (especially in large apartment complexes) or to allow a credit check to be done on your credit history. Here is where international students may run into an obstacle. Some landlords conduct credit checks using a social security number, while others may be able to conduct the credit check using an I-9 number. It is important to ask your landlord which number they require in order to fulfill their leasing process and procedures early on. Additionally, be sure to ask your potential landlord if they offer any discounts or fee reductions for students. If you are denied residence because of a lack of credit or social security number, potential solutions to this are as follows:

a. A guarantor. A guarantor is someone with a social security number and with a good credit history who will co-sign the lease with you. By co-signing the lease, the guarantor agrees to pay your rent if you fail to do so. If neither you nor the guarantor pay the obligations of the lease, the landlord can sue both of you. In the case of the guarantor, the landlord could garnish his wages (using his social security number) to make him pay. Thus, the guarantor must trust you to pay the rent on time.

b. Paying for several months or rent in advance. The landlord may be willing to rent to you if you pay for three months (or more) in advance. For example, you intend to sign a lease starting in August that will end the following July at the rate of $800 per month. You can suggest to the landlord that you will pay three months’ rent as deposit ($800 x 3 = $2400), and pay for every month’s rent on the first of the month starting August 1 through April 1. Then, you will use the deposit to pay for the last three months of the lease (and you would not pay any additional rent for May, June, or July). Note that landlords associated with “house to share,” or “room for rent,” or with smaller apartment complexes may be more flexible than those from larger apartment complexes.

3. If your application is approved, you will be given a lease to sign.

The lease is a legal agreement between you and your landlord outlining the specific responsibilities of each party. The lease is a document to protect both you and the landlord from misunderstandings. Please keep in mind, however, the lease usually favors the landlord. Be sure to read it thoroughly and make sure you understand each party’s responsibilities. You can review a sample lease here to become familiar with the language.

Pro Tip: It is very difficult and costly to break a lease, so make sure you can commit to the time period on the lease!

4. READ the lease and understand the terms

Ask the landlord to allow you to review the lease overnight.

Before you sign a lease, inspect the property thoroughly. (See the Renter’s Inspection Checklist) Be sure that you and the landlord agree to any damages or repairs necessary by making note of it in writing and affixing the signature of both parties and the date to the document. When you move out, you will compare the state of the apartment to this checklist.

Remember that a lease can be negotiated. You should not sign a lease with sections that are so one-sided that they put you in jeopardy. To change a lease, discuss your concerns with the landlord. If you agree to change it, cross out the section you wish to delete, initial it and have your landlord initial it, then date it. Additions should be written out, dated and signed by you and the landlord. Make sure that all changes are noted on all copies of the lease.

Read the document carefully. Do not hesitate to question any section of the lease that puzzles you. Do not be satisfied with answers like, "Oh, don't worry about that, it's just a form," or "That won't apply to you." (If it does not apply, cross it out and have both parties initial it.) It is your responsibility to understand the lease and fulfill your responsibilities inherent in it.

Other lease provisions to watch out for are those that exempt landlords from liability for injuries to persons or property caused by the landlord's negligence or those that waive the tenant's rights to a jury trial. These types of provisions are known as "unconscionable lease clauses" and would be considered null and void in a court of law. Nevertheless, read your lease and all related documents carefully before you sign.

Before signing a lease, make sure that: 

• The lease covers the time period (e.g., August 1, 2022 through July 31, 2023) and the amount of the rent to which you have agreed (e.g., $700/month). 
• The lease clearly indicates if pets are allowed (and what type). 
• There are no hidden or outrageous late fees.
• The landlord cannot terminate the lease with little or no reason or notice.
• The right to sublet is clear – either you are allowed to sublet or you are not. 
• If the landlord agrees to pay utilities, or some utilities, it is clearly indicated.

The landlord cannot, unless in an emergency, violate the privacy of your apartment without your permission (i.e., the landlord cannot enter the apartment without notifying you first).

5. Once you have signed the lease you are legally bound to the terms/conditions and will be able to begin your move-in process (Don’t forget to keep a copy of your signed lease)

• Pay the security deposit (link to security deposit)
• Complete the Move-In Inspection (link to move-in inspection) with your landlord
• Buy furniture(link to furniture)  if the place is unfurnished
• Get Renters Insurance (link to Renters Insurance)
• Set up utilities (link to Utilities

Utilities:

If you choose to live off campus, you may need to set up and pay for utilities such as gas, electricity, internet, water, etc.  Find out which utilities you are responsible for setting up, and which utilities will be paid by the landlord. Your landlord should be able to tell you which companies provide services to your new home. Make sure you budget for utilities in your monthly housing cost.

• Xcel Energy is the most common provider of electricity and gas in Aurora.
  
• Aurora Water is the most common provider of water in Aurora.
  
• Xfinity, CenturyLink, T-Mobile, and Verizon are common internet providers.
  

Be sure to contact them again when you move out to end service!

Security Deposit

What It Is

A security deposit is money that is paid to a landlord before moving in, typically the same amount as a month of rent.

How does it work?

• A security deposit serves as a means to fix or replace something in a rental unit that was damaged, lost, or stolen by the renter.
• Security deposits are typically refunded upon departure if the property was left in ‘reasonably’ good shape—to the point of normal depreciation.
• State laws dictate how security deposits are applied once needed
• If you damage the place, you may not get your security deposit back when you move out.

Pro Tip: Take photos when you move in and when you move out of the place so you have photographic evidence if you are questioned about damages. 

If you feel like your landlord is withholding your security deposit for no true reason, check out our renters rights page. 

Unless otherwise stated, off-campus housing is unfurnished.

Even unfurnished apartments will have large kitchen appliances such as a stove, oven, and refrigerator.

However, they may not have a microwave, dishwasher, or clothes washer and dryer.

With unfurnished apartments, you will need to provide your own bed, table, chairs, desk, dishware, cookware, utensils, etc.

Furnished apartments are usually a bit more expensive, but they are equipped with the basic necessities for living (e.g., beds, cooking equipment, tables and chairs, etc.). However, you may still need to provide your own bedding and towels.

Finding and buying furniture can be a challenge for the new apartment renter! The biggest challenge is how to transport the furniture to your apartment. Below are a few places to look.

New Furniture with Delivery Options:

• IKEA
• Target
• Walmart
  

Second-hand or used furniture with Delivery:

• Gone for Good
• Denver Furniture Sales (4400 Wynkoop St., Denver)
  

Second-hand or used furniture without Delivery:

• ARC
• Goodwill
• ReStore
• Facebook Marketplace
• Nextdoor

You can hire a moving company or truck through these services:

• Denver Furniture Sales
• Dolly
• TaskRabbit

1. How much can you afford to pay monthly for rent and utilities? (e.g., gas, electricity, water, Internet) It may be cheaper to live off campus if you have roommates, but you must consider all costs, including transportation costs.

 2. How far will you commute to campus and what form of transportation are you willing to use? On campus housing is only a ten minute walk to classes, whereas off campus housing may be thirty minutes or more by bus or light rail, or have the additional expenses of gas and parking fees if you drive.

3. How convenient is your housing for daily life – grocery shopping, public transportation, entertainment, etc.?

4. Most off-campus housing is not furnished. Can you afford to buy furniture and household goods? How will you transport them to your apartment?

5. Where will you launder your clothes? Some apartments provide a washer and dryer, but many do not.

6. Are you willing to maintain the property? For example, if you rent a house, you may be expected to shovel the snow or mow the lawn. Maintaining the property (other than keeping it in a reasonable condition) is usually not the responsibility of the renter for apartments, condos, townhomes, or on-campus living.

7. Do you (or any of your potential roommates) have a social security number? Most landlords will want to do a credit check prior to approving your application to rent an apartment. (A credit report indicates your borrowing and repaying habits.) If you do not have a social security number, you may be required to have a guarantor. A guarantor is someone who agrees to pay your rent obligations in the event that you do not pay. (The guarantor may need to have a social security number and give permission to the landlord for the credit check.) Of course, wherever you choose to live should be a place where you feel safe and comfortable.

8. Do you mind living with other people? What language do you want to speak at home? Have you lived with roommates before?

Help with Landlord-Tenant Disputes and Issues 

The relationship between a landlord and a tenant should be strictly professional. A rental contract or lease is a legally binding business transaction, and should be taken seriously by both the landlord and the tenant.

A landlord should:

• Communicate if they need to enter the residence
• Only enter the residence for maintenance or emergencies
• Arrange to fix any habitability issues that are not caused by the tenant
• Collect rent each month
• Communicate with the tenant to arrange utility payments
• Respect the terms of the lease/rental contract
  

A landlord shouldn’t:

• Enter the residence without permission and knowledge of the tenant
• Withhold the security deposit for reasons not caused by the tenant
• Enter the residence frequently
• Expect favors or friendship from a tenant
• Ask a tenant to sign a lease without having seen the residence in person
  

Colorado Legal Services offers many resources for landlords and tenants.

The Denver Real Estate Moguls offers this summary of Landlord/Tenant Rights .

Public Interest Network’s Summary of Tenant Rights includes How to File a Claim in Small Claims Court

Move Out Checklist:

• Make arrangements to pay any outstanding fees, expenses or other amounts due to the landlord
• Disconnect utilities and determine where the final bills will be sent
• Agree with your roommates on how the final bills will be paid
• Collect your roommates’ new contact info
• File a change of address with the post office if you will be staying in the USA
• Agree on a move out date with your landlord
• Make arrangements for storing, selling, or donating anything you’re not taking with you
• Deep clean the apartment!!!
• Take photos of the condition of the apartment when you leave
• Arrange an inspection of the apartment with the landlord to find out if you will be charged for any damages, stains, etc. (Get this in writing!)
• Review the move-in checklist with your landlord.
• Return the keys to the landlord
  

Renters Insurance

If you will be renting, we encourage you to consider purchasing renters insurance to protect yourself against losses caused by fire, theft, or vandalism. Renters insurance covers personal belongings in your room or apartment, as well as those in your car if you have one. It also covers damages for which you are held responsible and would be legally liable if a fire or other accident damaged the building where you rent and/or the property of other renters in your building. The cost of renter’s insurance varies depending on the value of your personal possessions, but is relatively inexpensive.

Websites that can help you compare different companies’ renters insurance rates:

• MoneyGeek
• BestMoney
• NerdWallet

Renters Rights

In general, landlords are required by law to guarantee minimum habitability standards in rented rooms and apartments, such as adequate winter heating and regular pest control.

If the landlord promises you anything regarding repairs or alterations, make sure those agreements are written into the lease, signed, and dated. 

The CU Denver|Anschutz housing office gives a great overview of your rights as a renter.