It’s been an interesting year at the state capitol as legislators grapple with an extreme budget deficit while still trying to chip away at challenges such as housing and climate change. It’s been a very active year for housing bills in particular, with a common theme of the state venturing into land use policies typically handled at the city or county government level.
AIA Colorado is excited to announce that HB26-1001: Housing Developments on Qualifying Properties(or the HOME Act) has just been signed into law! We supported this bill that will make it easier for mission-driven non-profit residential developers to get through project approval processes. This can be for land they own or when they partner with school districts, higher-ed campuses, and transit authorities. Housing projects that rely on affordability-related financing sources are especially vulnerable to cost increases resulting from delays.
AIA Colorado is also taking an amend position on three more bills. HB26-1236: Arbitration Reform may have unintended consequences affecting architects, but the bill sponsors are preparing amendments to address these issues. HB26-1334: Modify Standards of Wildfire Resiliency Code Board seeks to delay implementation of the new wildland-urban interface wildfire code. We’re watching closely to ensure any delays are only for as long as necessary. SB26-102: Large-Load Data Centers puts many reasonable guardrails in place for new 30MW+ data centers but includes renewable energy requirements that may effectively prohibit any new data center development. We’re working closely with the bill sponsors (who are managing a very large group of stakeholders) to find a path to success.
It’s going to be a busy six final weeks of the legislative session this year. A lot of good bills may not make it to the finish line with limited funding available. As is often the case though, they can be brought back in a future session when our budget situation stabilizes.
AIA Colorado’s Housing Committee and Government Affairs Committee played key roles in advocating for these bills, with AIA Colorado’s lobbyist Jerry Johnson leading efforts at the Capitol. The Architects’ Advocacy Day at the Capitol was highlighted as a crucial initiative for engaging legislators and promoting the architecture profession.
HB25-1273 seeks to increase housing density by allowing single-stair residential buildings up to five stories in cities with populations exceeding 100,000. Local jurisdictions must adopt these provisions by December 2027. Denver is leading the way with its own additional safety measures, including allowances for Type III construction, signage requirements for fire fighters, and emergency escape openings for each unit instead of per floor. The bill excludes Type V construction due to fire safety concerns raised during stakeholder discussions, including input from fire marshals, fire chiefs, and firefighter unions. The session also showcased examples from Seattle, where single-stair housing has successfully provided affordable, mid-scale options in urban areas.
House Bill 25-1272 addresses Colorado’s condominium shortage through an opt-in program that requires third-party inspections during construction and establishes warranty periods for workmanship of one year, plumbing and electrical systems of two years, and structural components of six years. The program aims to reduce construction defects, improve liability protections for architects and engineers, and encourage more condominium projects. Colorado’s statute of repose of six years plus two years remains intact, with the program providing additional liability protection for construction professionals.
Speakers emphasized the importance of collaboration among architects, contractors, and policymakers to navigate these new opportunities effectively. Architects were encouraged to integrate these policies into their practices, from contract negotiations to construction administration, while considering the implications of third-party inspections and warranty requirements.
The session concluded with a call to support the Architects of Colorado Political Committee (ARCpac), which funds campaign contributions to candidates who share the values of the architecture profession. Attendees were urged to share feedback on their experiences with these policies to inform future improvements and ensure their successful implementation across Colorado.
Key
Takeaways
Single-Stair Legislation Is a National Movement Across Multiple States
Colorado is part of a broader national movement with states including Texas, Minnesota, Illinois, Michigan, Idaho, and Wisconsin proposing or passing single-stair legislation. Each state has taken different approaches—Texas created an opt-in model for local jurisdictions, while Minnesota formed a study group. Seattle has successfully built hundreds of single-stair projects over decades.
“It’s a broad movement that’s happening around the country, where legislators and policy makers are applying scrutiny to the building code and looking at ways to improve housing options through modifying the building code in ways that they feel appropriate for their states and their locations.”
Local Advocacy Can Inform How State Law is Implemented Into Local Building Codes
While state law restricts single-stair buildings to certain construction types, architects can advocate at the local level for jurisdictions to allow Type V and Type III construction, just as Denver allowed Type III even though the state bill didn’t require it. Colorado is a home rule state, meaning local jurisdictions can adopt more permissive building codes.
“Right now, our greatest potential is to engage at the local level with jurisdictions that will adopt this code, advocate for them to allow Type V and Type III construction. There’s lots of safe precedent to build on, allowing Type V construction for this type of housing makes a lot of sense.”
Denver Leads State by Adopting Single-Stair Provisions with Additional Flexibility
Denver became the first Colorado city to adopt single-stair provisions, going beyond state requirements by allowing Type III construction in addition to Types I, II, and IV. Denver also requires emergency escape openings at each unit (not just each floor), building signage indicating single-stair design, and limits of no more than two single-stair buildings per site.
“In addition to allowing types I, II, and IV construction type for single-stair buildings of 5 stories, they also allow Type III as well. They felt that was appropriate to allow a very common construction type used all over the city for apartments.”
Fire Fighter Group Opposition Blocked Type V Construction in State Bill
Type V wood frame construction was excluded from the single-stair bill due to strong opposition from fire marshals, fire chiefs, and the firefighters union. A 2024 version of the bill failed because fire marshals weren’t included in stakeholder discussions. In 2025, they drew a firm line against Type V construction, limiting the affordability potential of these buildings.
“They really put their foot down and said, we do not trust Type V construction, whether those assemblies are protected or not. That was basically a line in the sand they drew. We’re stuck with that because that’s what got the bill passed.”
Cities Have Until December 2027 to Adopt Single-Stair Provisions
Colorado cities with populations above 100,000 must modify their building codes to allow 5-story single-stair residential projects by December 2027. Smaller jurisdictions are not required to adopt these provisions but can opt in voluntarily through their typical code adoption process since Colorado is a home rule state.
“Not every city in the State is going to be required to allow these taller single stair buildings. The scope of the bill directs jurisdictions with populations of cities with populations above 100,000 people. And they have until December 1st of 2027 to create their codes.”
Program Applies to Any For-Sale Project with Two or More Attached Units
The Multifamily Construction Incentive Program applies to any for-sale multifamily residential project with two or more attached units, including duplexes, townhomes, row homes, and high-rise condos. The key requirement is that units share building components like walls, ceilings, or floors. Detached units on the same property would not be enrolled.
“This project does technically allow any project of two or more units to qualify, so it can be a duplex, it can be townhomes or row homes, it can be a high-rise condo building. So that’s a pretty broad scope, as long as it is a for-sale project.”
Colorado’s Condo Construction Defect Program Is Unprecedented Nationally
HB25-1272 creates an opt-in program intended to spur more condominium construction in Colorado by providing better protection against construction defect lawsuits in exchange for third-party inspections and warranties. No other state has attempted anything like this program, making Colorado’s implementation uncharted territory.
“No one else in the country is doing anything like this. We are in uncharted territory. There were over 100 stakeholder meetings with the sponsors of this bill, so there was a lot of people with a lot of opinions and input.”
Contract Documentation Must Address Program Intentions Upfront
Architects should discuss the construction defect program with clients before entering contracts, spell out that they are designing to 1272 standards, and ensure the owner agrees to require the general contractor to enroll in the program. Consultant contracts should also address the program and potential corrective action requirements.
“When negotiating your contract, you want to spell out that you are, as the architect, designing to these 1272 standards. Both parties agree that we want, collectively, we want the general contractor to enroll in this program and do the inspections.”
Architects Gain Better Protection Against Frivolous Lawsuits Under New Program
For projects enrolled in the program, owners must find an independent architect or engineer to specifically identify design negligence before naming architects in lawsuits. This is a significant improvement over current practice where it’s very easy to name architects in construction defect lawsuits with minimal evidence.
“For projects that do end up enrolled in this program, the owner who’s suffering from a defect actually has to find a consultant to evaluate whether or not they think that there is architects or engineers negligence, and they have to be specific about what that negligence is.”
Architects Need a Plan B Since General Contractor Enrollment Isn’t Guaranteed
Since the general contractor registers the project and enrollment happens late in the construction process, architects cannot control whether a project ultimately gets enrolled. Architects should document projects thoroughly regardless of program intentions, alert clients if inspections aren’t taking place, and assume standard liability risks apply.
“You still need to probably have a Plan B just in case the GC doesn’t follow through with these inspections. If they’re not, you still want to cover yourself and document the project thoroughly like normally, so down the road, if the GC does choose not to enroll, at least you still have that protection.”
AIA Leadership Summit 2026is the premier advocacy and leadership training event for AIA chapter leaders. The annual event is always one of AIA’s best attended leadership events—offering attendees a unique platform to engage in critical policy discussions with lawmakers while enhancing their leadership skills.
One component of the Leadership Summit experience is Hill Day, providing architect members with a platform to directly advocate for legislation impacting the profession before Members of Congress and Congressional staff. AIA Colorado leaders met with congressional staff from several offices, sharing on the issues affecting the industry today.
AIA Colorado’s representation included:
Andy Rockmore, AIA, AIA Colorado President
Sonya Shah, AIA, Denver Director
Jarrett Hardy, Assoc. AIA, AIA Colorado Associate Director
Kaylyn Kirby, AIA, Young Architects Forum Representative
Mo Zaina, Assoc. AIA, National Associates Committee Representative
Mike Waldinger, Hon. AIA, AIA Colorado CEO
The following are a few highlights and takeaways from the AIA Colorado delegation:
“So honored to represent AIA Colorado at AIA National Hill Day as part of the AIA Leadership Summit in Washington, D.C.
The Leadership Summit is a powerful reminder that architecture extends far beyond our studios. It’s about leadership, stewardship, and using our collective voice to influence the future of our communities. During Hill Day, we stepped into conversations with legislators about housing attainability, resilient infrastructure, economic vitality, and the policies that shape the built environment.
Advocacy is design at another scale. It’s about aligning policy with purpose — ensuring the spaces we create are supported by thoughtful legislation, equitable investment, and long-term vision.
Grateful to stand alongside such a passionate group of architects who believe our profession carries both creative and civic responsibility. I had the opportunity to reconnect with longtime colleagues, build new relationships, and strengthen partnerships that will continue well beyond this week.
Leadership is not just about projects — it’s about people, policy, and impact.
Looking forward to continuing these conversations back home in Colorado and reconnecting with so many inspiring Architects soon.”
– Sonya Shah, AIA, Denver Director
Leadership Summit:
“2026 Hill Day saw hundreds of Architects descend on Capitol Hill to speak to their members of Congress about issues affecting the profession. From Design Freedom, Preservation, High-Performance Building Tax Credits, Housing, and Professional Designation, we advocated with lawmakers on issues affecting the communities we serve and the profession as a whole.
Hill Day is a reminder that we have greater power than we realize — we can be citizen architects, we can get out in our communities and beyond to speak up for issues impacting us, our communities, and the profession.
My biggest takeaway from Leadership Summit is a reminder that we are a profession that is constantly learning, and that support and mentorship across all stages of your career are vital for retention — and for our professionals to thrive, not just survive. I was honored to represent AIA Colorado to present the Ascend Mentorship Program as part of the “From Guidance to Growth: Tools for Inclusive & Impactful Mentorship Programs” panel. Shout out to Lauren Falcon, AIA, for her leadership on that program!
Young Architects Forum (YAF):
The Young Architects Forum (YAF) Annual Meeting took place at AIA’s Global Headquarters in DC last week, ahead of AIA Leadership Summit. This event gathers YAF representatives from all 50 states, Puerto Rico, Washington DC, the International component, and Advisory Committee to meet, plan, and kick off the year around the 2026 Priority Areas – Navigating Career Evolution, Shaping the Future, and Cultivating Wellbeing. Young Architects make up 20,000 AIA members and this group serves as representation of that member group on the national level, advocating for their needs and advancing the profession.
This year, I am thrilled to move into my new role on the Advisory Committee as the Strategy Director, and welcome Lauren Falcon as our new AIA Colorado YAF Representative. This group is a constant source of inspiration and comradery for me — the talent and enthusiasm is humbling and refreshing. I left the meeting as I have the past — my cup full and ready to take on the challenges of our evolving profession, knowing I have many like-minded peers in my corner.”
– Kaylyn Kirby, AIA, Young Architects Forum Representative
“There are moments in your career that quietly shift how you see yourself and your role in the profession. Attending both the AIA Leadership Summit and the National Associates Committee Annual Meeting was one of those moments for me, especially representing AIA Colorado and our local members. I left both experiences feeling grounded, challenged, and incredibly grateful to be part of this community.
Leadership Summit:
This was my first time attending the AIA Leadership Summit, and it was eye-opening in the best way. The policy briefings from AIA were thoughtful, focused, and incredibly informative. They connected the dots between the work we do every day and the legislative decisions that shape our profession and the communities we serve.
What struck me most was realizing that advocacy is not some distant concept. It is informed preparation, collective alignment, and the willingness to step forward when it matters. Representing AIA Colorado reframed the experience for me. I wasn’t just there for myself. I was there on behalf of our members, our firms, and the future professionals coming up behind us. That realization deepened my sense of responsibility in a way I did not anticipate.
I am especially grateful to Mike Waldinger and the AIA Colorado board for trusting me with that opportunity and encouraging me to step into that space.
National Associates Committee (NAC) Annual Meeting:
The NAC Annual Meeting was especially meaningful to me this year as I serve as Co-Deputy of the Advocacy Workgroup. Stepping into that role has deepened my understanding of how important it is to intentionally represent the full spectrum of associate experiences across the country.
Our work focuses not only on strengthening and clarifying pathways to licensure, but also on advocating for those who choose not to pursue licensure. That balance matters. The profession is broader than a single trajectory, and part of our responsibility is ensuring that associates feel valued, supported, and heard regardless of the path they take. We are working to make advocacy resources more accessible, improve communication between national and local components, and elevate issues that directly impact emerging professionals in real, practical ways.
Being in that room with such a diverse group of leaders was grounding. Every region, firm type, and career stage was represented. Amy Blagriff often says that AIA is transformative, and through this role and this meeting, I truly felt that transformation. At some point it stopped feeling like committee work and started feeling like shared purpose. It felt like family.
I am deeply thankful to the AIA staff and team members who made this experience possible and continue to support the work behind the scenes.”
– Mo Zaina, Assoc. AIA, National Associates Committee
My time in DC for the AIA Leadership Summit is something I will carry with me for a long time. One of my favorite architects, Tatiana Bilbao, often speaks about how architects must engage like politicians, shaping public space, confronting social inequities, and working with communities to create shelter and possibility. She has demonstrated that in Mexico again and again, and I felt the weight of that idea in a real way at this summit while lobbying on the Hill on behalf of our state and our profession.
It was meaningful to be part of a group of architects from Colorado who care deeply about the built environment and about what we leave to future generations, especially as we navigate constantly shifting legislation, bills, and directives coming from our nation’s capital. As a Latino, this responsibility feels even more personal. I carry a specific sense of purpose in how I advocate for communities and individuals who are often underrepresented, both within the profession and beyond it.
Being in congressional offices, sitting on the Senate chamber floor while current political issues were being discussed, and seeing more clearly what AIA is doing at both the local and national levels was genuinely enlightening. I left DC with a clearer understanding that advocacy is part of architectural practice, not separate from it. I return to Colorado more committed to using my voice, especially for communities that are often left out of policy conversations that shape the built environment. One of my biggest takeaways is that design must be accessible and shaped by multiple stakeholders, because the spaces we create are never formed by one perspective alone.
The experience strengthened my belief that our influence can extend far beyond the day to day work of our project teams and offices. There is still so much to do, and AIA Colorado has given me a powerful opportunity to be part of that work.
– Jarrett Hardy, Assoc. AIA, AIA Colorado Associate Director
On Friday, January 30, AIA Colorado members gathered at the Colorado State Capitol for our 2026 Architects Day at the Capitol, an important milestone in our ongoing advocacy work and relationship-building with state legislators. The morning brought architects directly into conversations shaping Colorado’s future, reinforcing the value of design expertise in policy discussions around housing, infrastructure, and sustainability.
The day began with a warm welcome and casual conversation in the Senate committee rooms with Senate President James Coleman. Members then heard from Representative Rebekah Stewart on HB 26-1066, focused on tax exemptions for low-income rental property development, before heading to the Senate chamber.
A highlight of the day was the opportunity for architects to be recognized on the Senate floor. Seats were reserved for AIA Colorado members, followed by a tribute read aloud by Senate President James Coleman honoring the role architects play in shaping communities across the state. The recognition underscored the profession’s public value and the impact of thoughtful, community-centered design.
Architects Day at the Capitol |
Architects Day at the Capitol |
Following the Senate session, members convened in the Barney Ford Conference Room for in-depth discussions with legislators and state leaders. Senator Dylan Roberts spoke on HB 26-1065 regarding Transit and Housing Investment Zones, Senator Cathy Kipp shared an early look at her forthcoming data center bill, and Representative Andrew Boesenecker discussed HB 26-1001 addressing housing development on qualifying properties. The morning concluded with a presentation from the Colorado Energy Office, reinforcing the intersection of policy, performance, and the built environment.
Throughout the day, architects shared professional perspectives, asked thoughtful questions, and helped legislators better understand how design expertise can support housing affordability, climate goals, and resilient communities. While AIA Colorado has not yet taken positions on the bills discussed, the conversations laid important groundwork for future advocacy.
Thank you to the members who volunteered their time and expertise, to the legislators and staff who welcomed us, and to Senate President James Coleman for his recognition of the profession. Architects Day at the Capitol reaffirmed the power of showing up, engaging directly, and making the architect’s voice heard where decisions are made.
AIA Colorado and our Government Affairs Committee were proud to present seven awards this year to state legislators. In addition to our two annual awards, a busy legislative session justified additional recognition for our growing number of allies at the state Capitol.
Rep. Chad CliffordRep. Cecilia GonzalezRep. Ryan GonzalezRep. Michael Carter
We are also pleased to recognize Rep. Chad Clifford, Rep. Cecelia Espenoza, Rep. Ryan Gonzalez, and Rep. Michael Carter as 2025 Legislative Champions for their efforts to help AIA Colorado defeat SB25-185: Claims Against Construction Professionals in the House after it was aggressively pushed through the Senate by leadership. Due to a vaguely worded bill and an unlikely partnership between homebuilders and trial lawyers, we had to pull out all the stops educating legislators on how unfair this bill was to architects and professional engineers who do work on for-sale residential projects, and that passing it would undercut Colorado’s efforts to increase supply and lower housing costs. Our champions did not just vote against the bill, they stood up for architects during the House Judiciary Committee hearing and during the bill’s floor debate to help us defeat it.
Last but not least, we recognized Rep. Shannon Bird for seven years as one of our strongest legislative allies over her tenure in the House. We have previously recognized Rep. Bird as our 2022 Legislator of the Year, and she has been a champion for construction defect reform in both 2024’s unsuccessful effort and 2025’s HB25-1272: Construction Defects & Middle Market Housing, where she organized more than 100 stakeholder meetings and devised a novel opt-in program approach for for-sale multifamily residential projects that will strengthen liability protections for architects and all construction professionals while preserving the rights of homeowners. Rep. Bird was also an important ally in our arguments against SB25-185: Claims Against Construction Professionals, which would have undone the other work she was doing.
Congratulations to all our award recipients!
More details on the bills listed here can be found in our annual legislative summary Part 1 and Part 2.
2025 was a busy year at the State Capitol for AIA Colorado. Despite a significant state budget shortfall, we tracked more legislation than usual affecting the architecture profession. We identified 26 bills of interest to our members and took positions on 12 of them, listed below.
We’re proud to report that every bill AIA Colorado supported passed, and every bill we opposed failed.
This summary will be published in two parts:
In Part 1, we took a deep dive into the most impactful bills related to housing and sustainability/resiliency.
In Part 2, we cover professional liability, building codes, project funding, and legislation affecting the construction trades.
Bill status: Failed in Senate AIA Colorado position: Oppose
Summary
Colorado’s consumer protection statute includes dozens of individual sections in addition to its general provisions. As a result, it’s difficult to make sweeping changes, even when they mean well, without unintended consequences. This bill could have made it easier to make a deceptive trade practice claim alongside a construction defect claim, which could open up defendants to trebel damages. A scary prospect given the dollar amounts that may be necessary to correct an issue. This situation is very different than the scale of harm for a typical consumer protection lawsuit. Appropriate damages that can be awarded exist in this act and bills targeting other sections of statute shouldn’t take precedence. Architects were one of many interest groups affected that believed this bill was too broad in its attempt to increase consumer protections and the bill failed on the senate floor.
Impact
AIA Colorado opposed this bill because consumer protection claims shouldn’t be used as a vehicle to increase judgements for construction defect lawsuits. Some trial lawyers already try to tack on consumer protection claims as a scare tactic and this bill would make this more common despite such claims not having merit. The existing Construction Defect Action Reform Act (CDARA), while not perfect, is a comprehensive statute design specifically for lawsuits against architects and other construction professionals.
Bill status: Failed in House AIA Colorado position: Oppose
Summary
Never has a bill so concise had so many negative implications for the architecture profession. SB25-185 simply stated that “Notwithstanding any provision of law to the contrary, a construction professional owes an independent tort duty to an original residential home purchaser and a subsequent residential home purchaser“. This single sentence would have effectively removed our ability to negotiate liability-related provisions in contracts with other construction professionals.
When a homeowner suffers from a construction defect and pursues a lawsuit to correct the issue, the Economic Loss Doctrine dictates that the proper course of action is to file a contract claim against the seller of the home. This doctrine is intended to guide parties in disputes with purely monetary losses (such as paying to have a defect corrected). Terms in the sales contract are relevant to how liability issues are handled. The world of construction is a complex web of contracts, so there may be multiple suits filed down the contract line depending on what party is at fault. A homeowner could sue a homebuilder, who would then sue an architect to be made whole if the architect was at fault and was hired by the homebuilder.
To the benefit of homeowners in general, courts have ruled that subsequent buyers, who only had a contract with the original homeowner, don’t have to file contract claims. They can file tort claims against construction professionals directly since suing the previous homeowner is an overly burdensome means to get to the party who caused the defect. We’ve been operating under this guidance for decades in Colorado.
This bill would have allowed original homeowners to sue anyone directly with a tort claim.
This effort specifically tried to reverse a recent court case decision (Appleby vs Dossey Sudik) where a structural engineer limited their liability to an agreed-upon dollar amount with the architect, who was under contract with a general contractor on a for-sale residential project. The original homeowners had a structural defect and tried to sue the structural engineer directly via tort claim because a contract claim would not have covered the repair costs. However, the courts (up to the Colorado Supreme Court) all agreed that the homeowners could only file contract claims, starting with the seller of their home.
While that might sound unfair to homeowners at first pass, the intent of contract liability provisions is that both parties agree to them. If one side reduces their liability risk, then the other side opts in to taking on that liability themselves. This isn’t always about dollar amounts. Dispute resolution processes (arbitration and mediation) are also common contract clauses that this bill would have undermined. Architects are hired long before a housing unit goes to market. We’re not privy to the terms of a final sales agreement to the homeowner. As such, we can only properly negotiate contracts with the clients who hire us. We rely on contract claims to provide guardrails on who can sue who and when it’s appropriate to do so.We believe that courts ruled correctly in favor of requiring contract claims in construction defect lawsuits so that negotiated liability-related provisions are respected by all parties and taken into consideration in court proceedings.
Impact
It took a lot of work to explain how bad this bill was to legislators given how little detail there was in the bill text itself. Thankfully, we were ultimately successful in defeating it despite the bill having bipartisan support. If it had passed, architects and professional engineers (who were great allies in our lobbying effort!) would have had more lawsuit exposure in for-sale residential projects resulting in greater insurance costs and risk. This would drive firms out of this market and/or raise costs to cover the new risk.
Bill status: Pulled by sponsor in House committee hearing AIA Colorado position: Oppose
Summary
This bill is a long list of changes intended to benefit homeowners who file construction defect lawsuits against construction professionals, many of which are similar or returning provisions from last year’s failed HB24-1230. AIA Colorado opposed this bill not just because every section was bad for architects, but also because of the heavy-handed approach taken that would have raised costs for architects with no litigation history. The most significant changes included:
Changing the statute of repose for filing lawsuits against construction professionals from 6 years to 10.
Letting homeowners wait until they know the cause of a defect before informing construction professionals of an issue. Unlike current law that requires disclosures upon the manifestation of a potential defect, this makes it impossible for well-meaning construction professionals to offer to correct an issue or even try to determine if they do or do not have any culpability.
Awarding prejudgment interest on a successful claim against a construction professional at 6% from the date the defective work was finished on top of damages resulting from the defect. Professional liability insurance won’t cover this interest.
Impact
In Colorado, there are already no real penalties against lawyers who threaten every construction professional involved in a project with a lawsuit. This bill only would have made this practice more egregious. Additionally, prejudgment interest would result in a strong disincentive for a defendant to argue their case in court because judgements will automatically be higher, and the longer a case takes to resolve (which we have no control over, the higher the interest total would be.
While there’s potentially room for improvement for homeowners trying to deal with a construction defect, solutions need to respect construction professionals’ right to plead our defense in court without additional penalties for doing so. Solutions also need to be careful they don’t raise insurance or out-of-pocket costs for all architects who do residential projects even when we’re not the party at fault in most construction defect cases.
Colorado generally defers to local jurisdictions on policies related to housing growth. While logistical considerations still vary by locality, this bill prohibits local governments from enacting growth restrictions through simple limits on building or development permits. Previous implementations of such policies are forms of NIMBYism, are effectively discriminatory, and can cause significant issues—especially in clusters of cities where these limits are applied inconsistently at the regional level.
Bill status: Signed into law AIA Colorado position: Amend/Support
Summary
As a home rule state, building codes are adopted and enforced at the local level. However, there is precedent for energy codes that require local jurisdictions to adopt certain versions of a code when they do any code update cycle. This makes it easier to promote adoption of newer codes even if a local jurisdiction can decide on their own schedule.
This bill promotes adoption of newer accessibility code provisions in the same way as existing energy adoption requirements. The primary difference is that this bill focuses on chapter 11 of the IBC instead of an entire publication. Either of the two most recent versions of this IBC chapter are allowed to be adopted. AIA Colorado successfully proposed a number of friendly amendments to this bill to offer clarity on how this process would work.
Impact
Even if a local jurisdiction does not want to be on the newest version of the IBC, this bill ensures better accessibility for building occupants, even if it’s slightly more complicated for architects to mix and match versions of the same code. Because the baseline in this bill is to use the 2021 IBC version, smaller rural communities are the most likely not to already be in compliance. An added benefit for architects is that a local jurisdiction may decide it’s easier to simply adopt an IBC version that meets this bill’s requirements. This could get more of the state on more modern codes.
Bill status: Signed into law AIA Colorado position: Amend/Support
Summary
Factory-built structures and building components are being promoted in Colorado to lower construction costs and therefore housing prices in particular. To facilitate broader adoption and investment of this construction practice, the state wants to simplify the application of building codes and inspections when construction occurs in a different jurisdiction (or state) than where the project site is located.
This bill empowers the state to determine standard off-site inspection practices and create regions with a unified set of building codes that must be designed and built to for off-site construction. AIA Colorado, amongst many other stakeholders, noted that as introduced, the bill didn’t have clear language to ensure the strictest code provisions in a region would apply in this context. With four climate regions in the state and significant variance in other site conditions such as wind loads, it’s important to ensure appropriate safety and building performance code provisions govern any given project.
Impact
With broader adoption of off-site construction, this bill will help architects, contractors, an local building departments navigate otherwise overlapping or conflicting building code requirements in projects that where construction occurs wholly or partially outside the local project site.
Under current law, owners of certain large buildings are required to annually collect and report each covered building’s energy use to the Colorado energy office. This bill clarifies that agricultural buildings were never intended to be included in the state’s Building Performance Standards program for benchmarking and annual energy use limitations.
Bill status: Signed into law AIA Colorado position: Support
Summary
This bill creates a grant program that can support planning, design, or construction grants for schoolyard projects that benefit and are accessible to the broader community beyond use by students during school hours. Suggested uses include natural landscapes or playgrounds, recreational spaces, sustainability/resilience projects, and hands-on learning spaces in underserved and underfunded schools and communities.
Impact
This community schoolyard grant fund has limited money available given Colorado’s budget challenges this year but can still make school outdoor space projects viable that might not otherwise have funding. Architects doing school projects are urged to speak with their clients to determine if part of the project scope may be qualified for this type of grant.
Bill status: Signed into law AIA Colorado position: Support
Summary
This bill creates a program, with a board led by the state treasurer and including the state architect, to provide financing to eligible projects. These include various infrastructure and affordable/accessible housing projects. This program is funded using state treasury money as collateral for more favorable rates than other project funding sources. Given the unique nature of this funding, projects have to be individually evaluated and subject to available money.
Impact
Given the substantial 2025 state budget deficit, legislators tried many different creative ways to find money not available in the general fund this year. This bill focuses on making certain capital construction projects a reality that are ready to begin but where supplemental funding is necessary for related infrastructure work.
Schools that accept funding from the “Infrastructure Investment and Jobs Act cash fund” for HVAC improvements must now meet certain performance, quality, and contractor qualification standards for the project.
The state treasurer may invest up to $50 million of state money in bonds with below-market interest rates if the proceeds are used for the creation or financing of new affordable, income-restricted for-sale housing that otherwise would not be made available.
Top AIA Colorado Construction Trades Bills
AIA Colorado is a member of Building Jobs 4 Colorado (BJ4C), a coalition of construction trade groups that work with industry stakeholders to preserve and build construction and design jobs in Colorado. There are numerous bills each year that BJ4C takes positions on in addition to our own efforts.
Bill status: Failed in House committee hearing AIA Colorado position: BJ4C coalition opposed
Summary
Climate change is resulting in more common extreme temperature days in Colorado. There is no worker protection consistency across industries with outdoor workers and this bill would have given protection to works for both heat- and cold-related temperatures. Protection would have included risk mitigation measures, rest break details, and injury/illness prevention plans. The construction industry was generally opposed to this bill as there are already robust measures in place in accordance with national OSHA requirements.
Impact
If this bill would have passed, it could have significantly reduced productivity on construction sites during the hottest and coldest parts of the year. Opponents successfully argued that the proposed protections would have gone well beyond what is required to protect worker safety. As temperatures continue to rise however, this issue isn’t going away. For the construction industry though, there are numerous examples of extreme weather procedures already in place in many southern states that we can emulate.
Bill status: Signed into law AIA Colorado position: BJ4C coalition opposed
Summary
This bill makes a significant change to Colorado’s existing worker’s compensation benefits act by allowing injured workers to see their own physicians. Previously, employers were allowed to only approve a limited number of physicians that could be seen as part of a worker’s comp claim except in emergencies.
Impact
Opponents claimed that it benefits workers to see a physician who has experience both with workplace injuries and navigating typical billing procedures for worker’s comp claims that are typically the responsibility of an employer. There is also fear that less experienced physicians will keep workers from returning to their jobs longer out of an abundance of caution. It remains to be seen if these concerns prove true and if there will be impacts to construction costs or schedules.
After last year’s attempt at addressing wage theft was vetoed, proponents for reform came back with a more narrowly focused bill. Protections for workers have been strengthened, but there is an orderly process in determining the parties responsible for making workers whole. This is important in construction with multiple layers of contracts between various parties. We will hopefully see fewer wage theft issues on projects that could result in cost overruns or slowdowns.
Colorado is unique in requiring two elections to form a union and this bill would have removed the second election. It would have likely resulted in more union construction labor in the state. Proponents may this bill back either next year if a compromise can be identified or in 2027 when Colorado has a new governor that may be more union-friendly.
2025 was a busy year at the State Capitol for AIA Colorado. Despite a significant state budget shortfall, we tracked more legislation than usual affecting the architecture profession. We identified 26 bills of interest to our members and took positions on 12 of them, listed below.
We’re proud to report that every bill AIA Colorado supported passed, and every bill we opposed failed.
This summary will be published in two parts:
In Part 1, we’ll take a deep dive into the most impactful bills related to housing and sustainability/resiliency.
Part 2 covers professional liability, building codes, project funding, and legislation affecting the construction trades.
Bill status: Signed into law AIA Colorado position: Support
Summary
Colorado condominium construction has been lagging behind demand for decades, primarily due to construction defect liability risks for all parties involved in these projects. The condo projects that have come to market tend to be at the luxury end, where costlier efforts to limit liability exposure can be absorbed into the selling price. Previous reform efforts have made modest gains in balancing the rights of homeowners and construction professionals, but they haven’t resulted in a meaningful increase in new projects.
HB25-1272 takes a new approach to the problem by creating an opt-in “Multifamily Construction Incentive Program” that developers, design professionals, and builders can join together. If all parties opt in, and a construction defect occurs, they receive enhanced protections and procedures to correct the issue before resorting to litigation. In exchange for these protections, stronger warranties must be offered to homeowners, and a more robust set of third-party inspections must be performed during construction—steps that should, in theory, reduce the occurrence of defects.
Architects and engineers, in particular, benefit from an improved “certificate of review” process conducted by a peer professional. Under current Colorado law, all regulated professions benefit from a certificate process in which a qualified third party must review the claim before a lawsuit can be filed. Unfortunately, the current standard is low (the claim must simply not be obviously fraudulent) and isn’t well-suited to complex issues like construction defects. For projects in this program, the third-party architect or engineer must be able to identify a negligent act or omission tied to the design work.
Impact
It will take time for this effort to bear fruit. Developers must choose to opt in and then bring the design team on board. General contractors bidding on a project must agree to the warranty and inspection requirements. It will be years before these projects reach the market—and years again before we know whether the program’s procedures successfully prevent lawsuits (though, ideally, defects will occur less frequently). If projects don’t opt in, the program framework may need to be revised. Still, we’re optimistic that this new program will result in more condo projects being developed in Colorado.
Bill status: Signed into law AIA Colorado position: Support
Summary
Getting a multifamily residential project to pencil out can be challenging on small or oddly shaped lots. A commonly identified barrier is the space taken up by two egress stairs and the double-loaded corridors that typically result. Designing floor plans around a single central stair creates much more efficient layouts and can also facilitate units with three or more bedrooms, which are otherwise uncommon. The obvious downside is that, in an emergency, a single exit is a single point of failure—and people’s lives are at risk. Still, multiple exits are only one of many safety strategies embedded in building codes, and in recent years, there has been a growing movement to explore how taller single-stair buildings can still be designed with safety in mind. Seattle, Washington, in particular, has for decades allowed six-story multifamily buildings with a single egress stair, compared to the three stories typically allowed by the International Building Code (IBC).
After a failed effort in 2024 and significant stakeholder outreach with fire marshals, fire chiefs, and firefighter unions, there is now an agreed-upon framework for additional safety measures that must be implemented to allow five-story single-stair residential buildings in Colorado. Of the 22 new requirements, most are applications of provisions already found in the building code. Examples include limiting these buildings to Type I, II, or IV construction; requiring full sprinkler coverage; and enforcing limited travel distances, among others. Additional requirements, such as unit count and area restrictions, are specific to this project type. Local fire departments must be consulted, as they must have an adequate aerial apparatus to reach the top story of these buildings from the exterior.
The bill requires all local jurisdictions in Colorado with populations above 100,000 to allow these taller single-stair buildings by December 1, 2027.
Impact
This bill’s passage should enable more density on smaller lots that are currently vacant or underdeveloped as low-density residential. While we have concerns that the building type limitations could make it difficult to market units in these buildings as affordable, Colorado’s housing needs span the income spectrum. We remain hopeful that developers will find ways to make taller single-stair projects viable for both for-sale and rental housing.
Colorado generally defers to local jurisdictions on policies related to housing growth. While logistical considerations still vary by locality, this bill prohibits local governments from enacting growth restrictions through simple limits on building or development permits. Previous implementations of such policies are forms of NIMBYism, are effectively discriminatory, and can cause significant issues—especially in clusters of cities where these limits are applied inconsistently at the regional level.
Affectionately called the “Yes in God’s Backyard” (YIGBY) bill, this proposal would have allowed vacant land on church- or university-owned properties to be developed into affordable housing units. While well-intentioned, the bill included limited guardrails on density, which could have led to massive new developments on large parcels of land owned by these entities—often in areas not zoned for, or lacking the infrastructure to support, such projects. Although low-density zoning across the state is one of the factors contributing to our insufficient housing supply, this bill didn’t strike the right balance due to the way it overrode local zoning authority.
Tap fees in special districts vary widely across the state and can have a substantial impact on the cost of new housing units. This bill limits what special districts can take into account when setting tap fees to specific items directly related to water use and availability. In theory, these restrictions will reduce tap fees by requiring more carefully considered predictions of water usage.
Bill status: Signed into law AIA Colorado position: Support
Summary
Based on future enrollment projections, it’s not uncommon for school districts to purchase land years in advance of developing a project. Similarly, districts may acquire larger parcels than are immediately necessary for various strategic reasons. Current state law prohibits school districts from leasing their unused land for terms longer than 10 years, to prevent an elected school board from making a short-sighted decision with long-term consequences.
This bill creates exceptions to the 10-year lease limit for uses such as solar fields, energy storage systems, and affordable housing. These uses are recognized as providing community benefits—but especially for solar fields, the projects often aren’t financially viable under a 10-year contract.
Impact
Even when projected enrollment growth doesn’t materialize, selling district-owned land can be short-sighted—particularly if the property lacks infrastructure, making it less suitable for private development. This bill supports Colorado’s carbon reduction goals by enabling more local renewable energy generation, and it encourages school districts to consider private partnerships to fund staff housing projects when up-front capital is unavailable.
Bill status: Signed into law AIA Colorado position: Support
Summary
In 2021, Colorado became one of the first states in the nation to create a Building Performance Standards (BPS) program, requiring certain buildings (50,000 square feet and larger) to limit their annual energy use based on Energy Use Intensity (EUI) targets set by a board created under that bill. These buildings must also benchmark their annual energy use to demonstrate compliance.
The 2021 bill established two compliance years—2026 and 2030—during which buildings that fall short of their EUI targets must make at least incremental improvements. Based on early benchmarking scores and the impact COVID-19 had on office vacancy rates, the statutory goals have proven difficult to meet, and more buildings than anticipated have applied for variances and extensions.
This bill makes several adjustments to the BPS program to allow for more realistic compliance timelines, informed by early data and feedback from large building owners. It also adds a new EUI target for 2040. Grant funding will be made available to help building owners navigate the program and bring their buildings into eventual compliance.
Impact
It’s no surprise that a bleeding-edge BPS program would require tweaks along the way. The program has created—and will continue to create—opportunities for energy-use reduction projects that require design expertise from both architects and professional engineers. There are significant potential gains to be made in reducing carbon emissions from the built environment in Colorado.
Bill status: Signed into law AIA Colorado position: Support
Summary
Colorado has an existing C-PACE financing program originally intended to cover up-front costs of energy improvement projects (in new or existing buildings) that have predictable payback periods and can be repaid over time via property tax payments. Local jurisdictions must opt in to allow this program for buildings to utilize tax payments to repay this type of loan. C-PACE financing is one piece of any project funding puzzle but can make certain improvements achievable that are often removed from a project scope due to up-front costs.
This bill simply expands the allowable C-PACE financing project types to include embodied carbon improvements.
Impact
The intent is to promote low embodied carbon materials used in more projects, also incentivizing more companies in the state to consider lowering the embodied carbon in their products and materials. The example commonly used by the bill’s sponsors was low-carbon concrete that many Colorado plants are including in their mix offerings.
This bill introduces provisions to streamline the adoption process for local jurisdictions that must use the forthcoming wildfire resiliency code for wildland/urban interface areas.
The state will consider nuclear energy as a source of clean energy, given its lack of emissions in the context of Colorado’s aggressive carbon reduction goals in the coming decades. Nuclear energy is also perceived as being better for grid reliability than solar or wind power energy sources. This bill may or may not result in more nuclear power generation (large scale or via modular units) but opens the door for nuclear to be considered more favorably.
As every architect knows, permit review times across the state have increased substantially in recent years. This bill will remove some of that strain by allowing residential solar panel projects to be reviewed and approved via automated permitting software, which has a record of success already in other states.
Following up on the 2024 bill limiting turf grass, artificial grass, or invasive species in certain types of properties and spaces not occupied by people, this year’s bill expands the scope to multi-family residential projects of 12 units or more. “Functional turf” remains allowed in spaces intended for recreational use or regular human occupation.
This bill makes changes to rules and grant funding for electric vehicle charging stations to further promote expanding electric charging infrastructure across the state.
AIA Colorado is proud to stand up for the profession as your legislative champion. This year was one of our most successful sessions ever. We took a position on 12 bills and each one got the result we lobbied for! We’ll publish our full report next month, but here are the major highlights from the 2025 legislative session.
We supported 9 bills this year, all of which have been signed into law or are awaiting the governor’s signature. We opposed 3 bills this year that would have increased architects’ liability risks and successfully defeated them all.
HB25-1272: Construction Defects & Middle Market Housing creates a new program to promote more housing and condominium projects in particular. Projects that opt into the program will have a mix of incentives and requirements to improve construction quality and promote construction defect solutions before resorting to lawsuits.
HB25-1273: Residential Building Stair Modernization creates a set of code requirements that large cities will be required to adopt to allow five-story single-stair residential buildings. This space-saving measure will create opportunities for more density on smaller lots and the new code requirements offset the potential reduction in safety for only having one exit stair.
SB25-185: Claims Against Construction Professionals would have allowed more tort claims in residential project construction defect lawsuits to be filed instead of contract claims that respect terms negotiated between construction professional parties. We defeated this bill but if it had passed, architects and engineers would have had more lawsuit exposure in for-sale residential projects resulting in greater insurance costs and risk. This would drive firms out of this market and/or raise costs to cover the new risk.
To achieve these extraordinary results takes a team effort. Your membership lets us stand up a robust advocacy infrastructure of full-time staff, experienced lobbyist, enhanced bill tracking systems, an Architects’ Day at the Capitol, committee testimony from affected professionals and a dedicated group of Government Affairs Committee volunteers. We hope you feel part of this success and will join us in thanking the Representatives, Senators and Governor who were on our side.
One of AIA Colorado’s most important roles is the advocacy that it does on behalf of its members’ interests. The AIA Colorado staff, Board of Directors, and committees have been busy for the last few years and we are incredibly fortunate to have Nikolaus Remus, AIA, Advocacy Engagement Director, Jerry Johnson, lobbyist, and Mike Waldinger, Hon. AIA, CEO, on our team.
Guided by direction from the Board and the dedicated efforts of the AIA Colorado Government Affairs Committee, Committee on the Environment, and Housing Committee, we have been at the center of recent legislative action. With the Governor prioritizing policies to improve Colorado’s housing landscape, we have been actively engaging in the process, offering feedback on draft bills, collaborating with allies, and advocating for favorable legislation. At the same time, we oppose bills that undermine the value and interests of the architecture profession.
This year, we are working closely with the Colorado legislature to help alleviate the state’s housing crisis by advancing key policy reforms:
Our focus is on reforming Colorado’s restrictive construction defects laws to make condo development viable again. This bill will create a new program for multi-family residential projects that construction professionals can opt into, offering increased liability protections if certain requirements are met. Highlights include:
A more robust Certificate of Review process that must be completed before naming an architect or engineer in a suit.
Promoting 3rd party inspections and better warranties that encourage correcting issues without resorting to a lawsuit
More clarity on what is considered actual and potential damage.
Increasing the minimum threshold for class-action lawsuits to 65% of HOA members
We are advocating for taller single-stair residential buildings of up to five stories, with a maximum of four units per floor. This approach is allowed in Seattle, Tennessee, and most of Europe, and has been shown by the Pew Charitable Trust to have no adverse impact on safety. This change would enable more creative designs on smaller lots, accommodating more bedrooms and reducing the space and cost dedicated to circulation.
AIA Colorado’s Housing Initiatives
Beyond our legislative efforts, we continue to strengthen our architectural community’s role in housing solutions:
Last year, we established a Housing Committee, laying the foundation for ongoing advocacy and action.
In February, an AIA Colorado delegation attended the AIA Leadership Conference in Washington, D.C., where we met with the offices of Colorado’s Senators and Congressional representatives to advocate for key legislative priorities:
Reinstating the R&D Tax Credit: restoring this valuable tax credit with its original one-year amortization and allowing firms to retroactively claim it back to 2022, when it was unexpectedly paused.
Renewing and expanding the 179D tax deduction: increasing the $5/sf. tax credit for architects designing and remodeling energy-efficient commercial buildings.
Renewing the 1099 20% pass-through deduction, which many architecture firms rely on.
Tax credits for historic buildings.
Protecting design freedom for federal buildings: ensuring that architects can continue designing in appropriate styles, as outlined by the GSA. The AIA successfully opposed an attempt during the first Trump administration to mandate Classical architecture as the only acceptable style for federal buildings, but this issue is likely to resurface.
Our advocacy efforts ensure that architects have a voice in shaping Federal policies important to the architecture profession and built environment.
Our Commitment to Core Values
AIA is a non-partisan organization, deeply committed to the values that define our profession and our work. We do not align with any political party, however we actively advocate for principles that shape a better built environment and a stronger architectural community.
At this moment, some federal policies challenge these fundamental values, and we remain steadfast in defending them:
Celebrating the benefits of a diverse, equitable and inclusive professional membership.
Addressing the climate crisis by recognizing the critical role buildings play in both contributing to and mitigating climate change, supporting sound science, and leading the charge to create more sustainable and resilient buildings and communities.
Advocating for housing for all as we believe that quality housing is a fundamental human right.
Honorable, thoughtful, and fair business and governance practices.
As architects, we are not only designers—we are leaders, problem-solvers, and advocates for a more sustainable, equitable, and just future.
Contribute to ARCPac
All of these priorities are built upon a foundation of good public policy. As the collective voice of our profession, AIA actively engages in civic discourse, advocating for architects through legislation and building codes at the local, state, and national levels.
Our state level advocacy efforts are amplified by ARCPac, which enables us to support state legislators who are allies of the architecture profession. It is the fuel that powers our advocacy work. 100% of your AIA Colorado Board has already contributed, and we invite you to join us in building on the impact too.
We are all busy balancing careers, health, family, and friends. Sometimes it seems like there’s no extra bandwidth available to tackle big and often controversial societal issues. But as architects, we are leaders in the civic realm. We’re problem solvers, trained to come up with solutions and advocate for them effectively.
Individually, we influence our projects and our firms by setting good examples. Together, we have the power to create real, lasting change.
AIA Leadership Summit 2025 is the premier advocacy and leadership training event for AIA chapter leaders. The annual event is always one of AIA’s best attended leadership events—offering attendees a unique platform to engage in critical policy discussions with lawmakers while enhancing their leadership skills.
One component of the Leadership Summit experience is Hill Day, providing architect members with a platform to directly advocate for legislation impacting the profession before Members of Congress and Congressional staff. AIA Colorado leaders met with congressional staff from several offices, sharing on the issues affecting the industry today.
AIA Colorado’s representation included:
Scott Rodwin, AIA, AIA Colorado President
Andy Rockmore, AIA, AIA Colorado President-Elect
Sarah Broughton, FAIA, Strategic Council Representative
Huili Feng, AIA, North Director
Andi Korber, AIA, West Director
Brittany Goldsmith, Assoc. AIA, Government Affairs Committee member
Mike Waldinger, Hon. AIA, AIA Colorado CEO
Nikolaus Remus, AIA, AIA Colorado Advocacy Engagement Director
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The following are a few highlights and takeaways from the AIA Colorado delegation:
“We just wrapped up an incredible three days in DC at the AIA Leadership Summit with my fellow AIA Colorado members and leaders from across the country! I’m proud of what our group has accomplished—engaging in breakout sessions, gaining leadership insights from inspiring keynote speakers, and advocating for our profession on Capitol Hill. Sharing our personal experiences on the impact of federal policy with congressmen, house representatives, and industry advocates during Hill Day was truly impactful. Grateful for the opportunity to learn, connect, and help shape the future of our profession.
My key takeaways from the summit:
Complaining is not a strategy. Taking action on the things you can control is.
There is power in numbers. Showing up is an act of advocacy too.
Psychological safety is essential for improving performance in any working environment.”
– Huili Feng, AIA, North Director
“The leadership summit was personally inspiring, for I was able to see how our local and state leaders are coming together on a national, even global, level, to collaboratively effect change. We are all working together as one to be stewards to our communities and our profession, and individually with our distinct perspectives and capabilities, given the opportunity to tell our stories and have them hold value in conversations with one another. I was able to see a vast array of what my future could hold in the examples of others, and the compassion for others held within our civic minded efforts. The conference reminded me that we can make a difference, when faced with challenges and opposition, and we have an opportunity to rewrite what the future can look like – it will be done as a community, continuing to respect and listen to one another, sharing and offering resources, fostering creativity and well-being, and holding room at the table.
I’m grateful for the opportunity to join you all at the leadership summit, and as a member of AIA Colorado, extremely proud of our leadership for 2025. I cannot say enough good things about each of you, and how well you unite as a team!”
– Brittany Goldsmith, Assoc. AIA
“As I reflect on the trip, I am immensely gratified by our group because each of you embody the best attributes of leadership.
Whether that is presenting a breakout session, sharing your personal examples of federal policy impact, interacting with other attendees or simply being a positive and sincere professional.
I don’t know if you noticed but AIA Colorado attracts national leadership, board candidates and other component leaders. People want to know what we are up to and how we are doing it.
Let’s keep having fun, enjoying our work and making a difference!”
– Mike Waldinger, Hon. AIA, AIA Colorado CEO
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