Trapped in a Loop of Denial - How Property Management Companies Evade Accountability

The Accountability Gap

A System Designed to Avoid Responsibility

Here's how ComCap Management's system works at Conter Estates and most likely at their 21 other properties across Colorado:

1. ParkM.com issues parking permits for residents and guests, but conveniently does not handle enforcement.

2. ParkingManagement.net is contracted separately to boot vehicles but provides no direct communication options for residents – only voicemail and email that rarely receive responses.

3. ComCap Management deflects responsibility back to these contractors, citing corporate policy when residents question the enforcement.

The result? No human response. No due process. No accountability.

Real Impact on Real People

At Conter Estates alone – a senior and disabled housing property with just 114 units – dozens of no-notice bootings have occurred. Each incident costs residents $160, payable only by credit card or cash, with no dispute process or real-time assistance.

For elderly and disabled residents on fixed incomes, this $160 fee creates impossible choices between regaining mobility and affording other essentials like groceries or medication.

I experienced this personally when my son's work van was booted. Despite reaching out to ComCap directly, I was told not to expect any immediate action, leaving my son unable to get to work. At 73 years old, I now face potential eviction for challenging this broken system, all because of lease terms that reference parking compliance – despite enforcement that lacks transparency or consistency.

This Is By Design

This isn't poor management – it's deliberate design. The multi-layered contractor model creates complete plausible deniability:

• When residents call ParkM about a boot, they're told, "We don't handle enforcement."

• When they reach out to ParkingManagement.net, they're directed to voicemail or email, with no real-time assistance.

• When they approach ComCap property managers, they're told, "Our hands are tied by corporate policy."

This structure ensures that no single party accepts responsibility, no one is accessible in real time, and residents are left to pay or face escalating penalties, with property managers largely powerless to intervene.

A Widespread Problem

ComCap manages 22 properties across Colorado, serving an estimated 2,500+ elderly, disabled, or lower income tenants. And they're not alone. Over 250 housing development and property management organizations operate across the Denver Metro area, many using similar enforcement models.

This indicates that tens of thousands of vulnerable Coloradans could be affected by unregulated booting practices unless legislative action is taken.

Breaking the Cycle

Building on the Colorado Towing Bill of Rights (HB22-1314), we're pushing for legislation that would:

• Prohibit private booting without prior notice or due process

• Require clear signage, grace periods, and real-time dispute resolution

• Enforce accessible communication options for residents

• Ban contracting schemes that obscure legal responsibility

• Empower consumer protection authorities to investigate and penalize abuse

This isn't just about cars. It's about vulnerable people being silenced, fined, and threatened with eviction, by a system designed to avoid responsibility.

We need the same protections against booting that was fought for with towing.

Join us at Stop The Boot to sign our petition, share your stories, and help us break this cycle of predatory practices. Let's restore accountability in parking enforcement.

For media inquiries or legislative meetings, please contact media@stoptheboot.org

For residents of housing communities across the Denver Metro area, vehicle booting has become more than just an inconvenience – it's a crisis that threatens the mobility, independence, and financial stability of our most vulnerable populations.

At the heart of this predatory practice lies what I call "the accountability gap" – a deliberately fragmented enforcement system that leaves residents with nowhere to turn when their vehicles are immobilized without warning.