Colorado Landlord-Tenant Law

Maximum deposit

Landlords may not require a security deposit greater than two months' rent (C.R.S. § 38-12-102.5). (C.R.S. § 38-12-102.5, C.R.S. § 38-12-106 (pet deposit and pet rent))

• In effect since August 7, 2023.
• Before August 7, 2023: No statutory cap on the security deposit amount.

Return deadline

Return the deposit, minus any itemized deductions, within 30 days after the lease ends or the tenant surrenders the unit, whichever is later; a lease can extend this to no more than 60 days (C.R.S. § 38-12-103(1)(a), as amended by HB 25-1249). (C.R.S. § 38-12-103(1)(a), as amended by HB 25-1249 (2025 Colo. Sess. Laws ch. 401), C.R.S. § 38-12-103 (pre-2026 text))

• In effect since January 1, 2026.
• Before January 1, 2026: Within one month after lease termination or surrender (whichever was later), or up to 60 days if the lease said so.

Itemized deductions

If you keep any part of the deposit, send a written statement listing the exact reasons with the balance, and on the tenant's written request provide supporting photos, receipts and invoices within 14 days (C.R.S. § 38-12-103(1), (8)). (C.R.S. § 38-12-103(1)(a), (8), as amended by HB 25-1249)

Interest on deposits

Colorado law does not require landlords to pay interest on security deposits. (C.R.S. tit. 38, art. 12, pt. 1 (silent on interest))

Penalty for wrongful withholding

A landlord who wrongfully keeps a deposit, such as by missing the deadline, giving vague reasons or keeping it in bad faith, owes three times the amount withheld plus attorney fees, but only if it does not refund within 7 days after the tenant's written demand (C.R.S. § 38-12-103(2)-(3.5)). (C.R.S. § 38-12-103(2), (2.5), (3), (3.5), as amended by HB 25-1249, C.R.S. § 38-12-104(4) (gas-hazard case: twice the deposit))

• In effect since January 1, 2026.
• Before January 1, 2026: Treble damages applied to 'willful' retention; a missing statement forfeited the right to withhold.

Late-fee limit

A late fee cannot exceed the greater of $50 or 5% of the past-due rent, must be stated in the lease, and cannot be charged more than once per late payment beyond that total (C.R.S. § 38-12-105(1)(b), (c), (g)). (C.R.S. § 38-12-105(1)(b))

• In effect since October 1, 2021.
• Before October 1, 2021: No statutory cap on residential late fees (SB 21-173 added § 38-12-105).

Grace period

Do not charge a late fee until rent is at least seven calendar days late (C.R.S. § 38-12-105(1)(a)). (C.R.S. § 38-12-105(1)(a))

• In effect since October 1, 2021.

Colorado has no general statute on landlord entry notice, so set entry terms in the lease; but give at least 24 hours' written notice before entering to make habitability repairs (no notice needed for imminent threats to health, safety or the property) and at least 48 hours' written or electronic notice before a bed-bug inspection or treatment, which the lease may change (C.R.S. §§ 38-12-503(6), 38-12-1004(1)). (C.R.S. § 38-12-503(6)(a)(III), (6)(b), C.R.S. § 38-12-1004(1))

Either party may end a month-to-month tenancy with written notice served at least 21 days before the end of the period, but a landlord whose tenant has lived there 12 months or more also needs a legal cause or a no-fault ground, usually with 90 days' notice (C.R.S. §§ 13-40-107, 38-12-1303). (C.R.S. § 13-40-107(1)-(2), C.R.S. §§ 38-12-1302, 38-12-1303 (for-cause eviction, HB 24-1098))

• In effect since April 19, 2024.
• Before April 19, 2024: 21 days' notice ended a month-to-month tenancy for any reason; HB 24-1098 added the for-cause requirement for tenants of 12+ months.

Rent may be raised only once every 12 months, and a tenant with no written lease must get at least 60 days' written notice of an increase (C.R.S. §§ 38-12-701(2)(a), 38-12-702). (C.R.S. § 38-12-701(2), C.R.S. § 38-12-702(1))

• In effect since June 25, 2021.
• Before June 25, 2021: 21 days' notice for tenancies of one month to under six months with no written agreement (SB 17-245); no limit on how often rent could rise.

Colorado has no statewide rent control and bars cities and counties from adopting it, except voluntary affordable-housing agreements and deed restrictions (C.R.S. § 38-12-301). (C.R.S. § 38-12-301)

• In effect since September 1, 2010.

Colorado leases must name the landlord or agent, include the source-of-income statement (unless exempt) and a signed radon disclosure, and spell out any late fee; rental ads must show the total price, and pre-1978 units need the federal lead-paint disclosure (C.R.S. §§ 38-12-801, 38-12-803, 38-12-105, 6-1-737). (C.R.S. §§ 38-12-801, 38-12-803, C.R.S. § 6-1-737 (HB 25-1090, 2025 Colo. Sess. Laws ch. 94), C.R.S. § 6-1-737(4.5) (HB 26-1013, 2026 Colo. Sess. Laws ch. 11))

• Name and address of the landlord or authorized agent in the written lease (update within one business day of a change) (Every written rental agreement) — C.R.S. § 38-12-801(2)
• Statement that C.R.S. § 24-34-502(1) prohibits source-of-income discrimination (Written rental agreements, except landlords with 5 or fewer single-family homes and 5 or fewer total units) — C.R.S. § 38-12-801(2.5)
• Copy of the signed lease to the tenant within 7 days (paper if requested) (Every written rental agreement) — C.R.S. § 38-12-801(1)
• Radon disclosure: CDPHE warning statement, known test results and mitigation information, and the CDPHE radon brochure, signed by the tenant (Before signing any residential lease) — C.R.S. § 38-12-803
• Late fee terms must be written in the rental agreement to be charged (If the landlord charges late fees) — C.R.S. § 38-12-105(1)(c)
• Advertised rent must show the total price of all mandatory fees as one number, with non-included charges clearly disclosed (utility costs may be excluded) (Any listing or offer stating a price, from Jan. 1, 2026) — C.R.S. § 6-1-737(2)-(3) (HB 25-1090)
• Clear and conspicuous disclosure of the utility allocation method (If utilities are billed to tenants under a ratio utility billing system (from Mar. 26, 2026)) — C.R.S. § 6-1-737(4.5)(a)(IV) (HB 26-1013)
• Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

For unpaid rent, serve a written 10-day demand to pay or leave before filing for eviction; it is 5 days for an exempt single-family lease, 3 days for employer-provided housing, and 30 days for CARES Act-covered properties (C.R.S. § 13-40-104(1)(d); § 38-12-1502). (C.R.S. § 13-40-104(1)(d), (5), C.R.S. § 38-12-1502 (HB 25-1240) - CARES Act notice for covered dwellings)

• In effect since May 20, 2019.
• Before May 20, 2019: 3-day demand for rent or possession (HB 19-1118 lengthened it to 10 days).

Lease violations

For a material lease violation, serve a 10-day written demand to comply or move out; a repeat of the same violation allows a 10-day notice to terminate with no cure, and a 'substantial violation' (serious crime or endangerment) allows a 3-day termination notice (C.R.S. §§ 13-40-104(1)(e), (e.5), 13-40-107.5). (C.R.S. § 13-40-104(1)(e), (1)(e.5), (1)(j), C.R.S. § 13-40-107.5(4))

• In effect since May 20, 2019.
• Before May 20, 2019: 3-day notice to comply or quit for lease violations (HB 19-1118 lengthened it to 10 days).