Colorado Landlord Tenant Rights [2026]

jacob-thomason Updated on October 1, 2026 1653 views 2

Colorado’s residential rental rules shape each stage of a tenancy, from advertised rent and deposits to repairs and ending a tenancy. State law generally limits rent increases to once in any 12-month period of consecutive occupancy; the required notice varies by rental agreement and resident type.

Landlords also need to follow current price disclosure and deposit-handling requirements. This guide summarizes Colorado’s statewide landlord-tenant rules. Different requirements may apply in mobile-home parks and under local rules.

Reviewed and updated on October 1, 2026, to reflect the laws and rules in effect as of that date.

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TL;DR: Colorado Landlord-Tenant Rights (2026)

• The 2026 price law generally requires one prominently displayed total price and details about other pricing before consent. Actual provider cost for utility service to a dwelling unit need not be included in that total.
• A deposit is generally capped at two monthly rent payments. It must be returned within 30 days unless the agreement allows up to 60 days. 2026 rules restrict wear-and-tear and pre-existing-condition deductions, and set walk-through and records procedures.
• Rent may increase no more than once per 12 months of consecutive occupancy. Notice depends on the agreement and resident type; 60 days applies only to specified categories.
• Cause is required for covered residential tenancies, subject to statutory exceptions and no-fault grounds. A termination notice and a court eviction are separate steps.
• Since March 26, 2026, ratio utility billing is allowed only within statutory limits on total charges, add-on fees, shared-area costs, and lease disclosure. Separate direct-meter/submeter rules apply to qualifying construction permits from July 1, 2027.
• Since August 12, 2026, state law addresses assistance-animal accommodations through an interactive process. An animal’s mere presence is not a direct threat or substantial physical damage.

What are Landlords’ and Tenants’ Rights in Colorado? 

What Rights Do Landlords Have in Colorado? 

Colorado law gives landlords specific rights to manage rental properties, protect their investment, and maintain a constructive relationship with tenants.

Here’s a quick look at the rights Colorado law gives landlords:

1. Charge Pet Rent and Deposit

HB23-1068 allows Colorado landlords to charge pet rent and an additional pet deposit. The refundable pet deposit is capped at $300, and pet rent is limited to $35 or 1.5% of monthly rent, whichever is greater.

2. Charge a Rental Application Fee

Under HB19-1106, landlords may charge a rental application fee to cover processing costs. They must disclose the anticipated expenses the fee will cover or provide an itemized list of the actual expenses incurred.

Landlords must refund any unused application-fee balance within 20 days. Otherwise, penalties usually equal three times the fee.

3. Right to Entry

For a standard apartment, applicable law and the lease determine entry rights. The Colorado Division of Housing’s 72-hour entry rule applies to mobile-home-park lot entry, not other residential rentals.

4. Deduct or Keep the Security Deposit

Landlords cannot keep a deposit for ordinary wear and tear, or for damage or defects that were already present before the tenancy. Any written explanation for a deposit deduction must state the exact reasons.

If the tenant asks, the walk-through must happen at a mutually convenient time before surrender and after the furniture is removed; otherwise, either party may request one when it is reasonable and practicable. If the landlord has issued a retention statement, they must provide relevant records within 14 days after receiving the tenant’s written request. Walk-through and certain carpet and paint protections do not apply to mobile-home-park occupancy.

5. Collect Rent

Landlords may collect rent under the agreed terms and raise it once in any 12 months of consecutive occupancy.

6. Evict Tenants

In certain cases, HB24-1098 lets landlords seek a “just-cause” eviction of residential tenants. The just-cause bill lists those grounds:

• Failing to pay rent on time despite repeated reminders
• Violating one or more lease terms
• Engaging in illegal conduct
• Not renewing an expired lease
• Endangering the property or a neighbor’s property

What Rights Do Tenants Have in Colorado? 

Colorado law protects tenants’ safety and privacy and requires landlords to follow fair rules.

Whether you rent an apartment or a house, these are some basic tenant rights in Colorado:

1. Safe and Habitable Living Space

When a qualifying condition materially affects life, health, or safety, Colorado’s Safe Housing Act requires a comparable dwelling or hotel room at no cost within 24 hours after the tenant requests one. The law limits hotel stays in the specific circumstances it describes, so this is not a blanket 60-day entitlement for every repair issue. Notice, termination, and other statutory conditions apply.

2. Keep the Property Clean

Tenants are responsible for keeping the property clean, apart from ordinary wear and tear. That means disposing of ashes, garbage, rubbish, and other waste from the dwelling unit, and using landlord-provided facilities and appliances responsibly.

3. Protection Against Discrimination

Beginning August 12, 2026, Colorado law expressly addresses assistance animals—including service animals and disability-related emotional-support animals—through an interactive process. When the disability or related need is not obvious, the landlord may request reasonable supporting documentation. Mere presence is not a direct threat or substantial physical damage; specific, documented conduct may be considered.

4. Protection Against Retaliation

Tenants are also protected against retaliation when they exercise their legal rights. Examples include reporting unsafe conditions, challenging rent increases made without proper notice, requesting major repairs, and organizing a tenants’ association.

What Are the Procedures for Lease Termination, Eviction, and Dispute Resolution in Colorado?

1. Legal Termination Procedures in Colorado

Colorado law requires a valid reason for a landlord to end or not renew a lease. A landlord cannot terminate a tenancy without cause, even after the lease ends.

Examples of valid reasons include unpaid rent, lease violations, and illegal activity. The rule is intended to protect tenants from unfair or sudden termination.

Both landlords and tenants must follow legal steps to end a Colorado tenancy. Those rules are intended to keep the process fair and clear.

Here’s what the legal process involves, from giving proper notice to delivering it to the other party:

2. Notice Requirements

Colorado does not use one notice period for every type of termination. The Judicial Branch describes Demand for Compliance periods of 3 to 30 days and termination notices of 1 to 91 days, depending on the grounds and tenancy; a no-fault notice must be at least 90 days.

These notices come before filing and are separate from the court eviction process. The required form depends on the statutory basis and tenancy (the agreement covers this).

3. Justified Lease Termination Reasons

Commonly cited reasons for justified lease termination include:

• Mutual termination
• An uninhabitable rental unit
• Active military duty under SCRA
• Domestic violence
• Lease-term violations
• Harassment or privacy violations
• Gas-related problems or health hazards

4. Unjustified Lease Termination Reasons

Commonly cited reasons that do not justify lease termination include:

• Relocating because of a job change, marriage, or divorce
• Losing a roommate
• Annoying neighbors
• Moving closer to a family member or friend
• Wanting a larger or smaller home

5. Lease Notice Delivery

Tenants seeking to end a lease early should give the landlord legally compliant notice directly or send it by registered or certified mail.

Eviction Process in Colorado

Colorado’s eviction process explains how landlords may legally remove tenants who breach a lease or fail to pay rent. It balances tenant protections and landlords’ rights through several steps.

Just Cause Eviction Rule (New Law Update)

Colorado’s cause requirement covers certain residential premises and tenants, subject to statutory exceptions. The law lists at-fault and no-fault grounds; cause is not required for every landlord, tenancy, or nonrenewal. Coverage, exceptions, and statutory terms determine when the requirement applies; see nonrenewal.

1. Serve the Required Eviction Notice

The notice must fit both the legal basis and the tenant’s circumstances. Colorado Judicial Branch guidance gives Demand for Compliance periods of 3 to 30 days and Notice to Terminate periods of 1 to 91 days; a no-fault notice must be at least 90 days.

Giving notice and filing a court eviction are separate steps. Required forms and timing depend on the basis and tenancy; see 90 days.

2. Files an Eviction Lawsuit With the Court

If the tenant does not—or cannot—resolve the issue by the notice deadline, the landlord may take the matter to court. They file an eviction complaint in either the Colorado District Court or County Court, depending on where the property is. The landlord gets an Complaint and Affidavit form from here, fills it out, and submits it.

County courts handle cases when the property’s monthly rent is less than $25,000. If it is more, the case goes to district court; see $25,000.

The complaint must identify the property and tenant, state the reason for eviction (such as unpaid rent or a lease violation), and list the amounts claimed for rent and damages; see rent and damages.

Filing fees are $85 for county court claims under $1,000, $105 for claims from $1,000 to $14,999, and $155 for claims from $15,000 to $25,000.

The district court filing fee is always $235.

Once the complaint is filed, the court sets the next steps for both the tenant and landlord.

3. Court Serves Tenant the Summons 

After the landlord files the complaint, the court clerk prepares the summons. The hearing is set for 7 to 14 days after filing, and the summons includes websites and phone numbers where tenants can seek legal help or rent assistance under CRS Section 13-40-111(5). It also tells them to file a written answer to the landlord’s claims; see the summons and answer.

Someone over 18 who is not involved in the case must deliver the summons and complaint to the tenant. If the sheriff serves them, the sheriff may charge a fee equal to the cost, capped at $35, under CRS Section 30-1-104(1)(a.5); see deliver the summons.

If the tenant is away, the server may post the papers in a conspicuous place, such as the front door. The landlord should also mail a copy.

In either case, service must take place at least 7 days before the court hearing; see 7 days.

4. Tenant Files an Answer

After receiving the summons, the tenant must file an Answer in court. The Answer lets the tenant explain why they believe they may stay, respond to the landlord’s claims, and raise whether the landlord followed notice rules; they cannot raise defective notice for the first time at the hearing; see Answer.

A fee is required to file an Answer. If the tenant is withholding rent because the landlord did not make the requested repairs, the court requires that rent to be paid into a special account under CRS Section 13-40-111(1); see the special account requirement.

Once the Answer is filed, the court usually schedules a hearing for 7 to 10 days later. Either side may request an extra 10 days for a legitimate reason, except in cases involving serious violations such as crimes or damage; see 10 days.

If the tenant does not file an Answer by the court date, the judge may rule for the landlord immediately and award possession, damages, and costs.

5. Attend Court Hearings and Receive Judgment

The landlord should bring the lease, eviction notice and proof of delivery, complaint, and evidence of the alleged violation—such as photos or unpaid-rent records—to the eviction hearing.

Both sides may present their accounts and evidence. After hearing them, the judge decides who may keep the property.

If the landlord wins, the court orders the property returned and issues a writ of restitution to enforce that order.

The judge also sorts out any money owed, like back rent or bills, and adds reasonable lawyer fees and court costs to the total.

Disagree with the outcome?

Either the landlord or tenant may ask a higher district court to review the case; see higher district court.

6. Writ of Restitution and Possession

A judgment does not give the landlord the right to remove the tenant personally. Any writ of restitution and physical removal must follow the court and law-enforcement process set by Colorado law. Timing depends on the case and enforcement steps; there is no universal “48 hours to move out” rule for every tenant; see 48 hours.

7. Sheriff Arrives to Forcibly Remove the Tenant

If the tenant remains after the 48-hour period following judgment, the landlord may ask the county sheriff’s office to enforce the Writ of Restitution.

The landlord delivers the writ to the sheriff, who assigns an officer—the sheriff, undersheriff, or a deputy—to go to the property, remove the tenant by force if necessary, and return possession to the landlord under CRS Section 13-40-122(2); see writ.

After the eviction, the sheriff may bill the landlord up to $200 in costs. The charge may be higher if the work takes more than two hours under CRS Section 30-1-104(1)(gg); see two hours.

The landlord is not required to keep belongings the tenant leaves behind. The landlord does not have to catalogue the items, check their condition, or determine ownership, and is not liable for damage or loss.

If the landlord chooses to store the belongings, they may charge the tenant reasonable storage fees.

Dispute Resolution Options in Colorado

When a Colorado tenant and landlord disagree, they have several ways to try to resolve the issue without going to court.

These approaches may help the parties reach a fair solution sooner and avoid a lengthy, costly dispute.

Options for resolving disputes in Colorado include:

Direct Communication

A direct conversation can often resolve smaller issues, such as late rent or repairs. Each side can explain its concerns, listen, and work toward an agreement. It’s free, fast, and keeps things friendly.

This works best for straightforward issues when both parties are willing to cooperate.

If direct discussion does not work, other options are available.

Mediation

In mediation, a neutral person helps the landlord and tenant discuss the issue and look for a solution. In Colorado, groups like Colorado Housing Connects offer free or low-cost mediation. Both the landlord and tenant meet in person or online, discuss the issue, such as a lease disagreement, and the mediator guides them to a fair deal.

Mediation is less formal than court and can save time, and most cases reach an outcome. No one can force a decision, so the process is low-pressure.

Arbitration

Arbitration is similar to mediation, but a neutral person hears both sides and makes a binding decision. It is faster and cheaper than court, and both parties can present evidence. It is less common for small Colorado disputes but can be used for larger issues, such as unpaid rent; the decision is binding and ends the dispute.

File a Complaint With the Division of Housing

A tenant or landlord involved in a mobile-home-park dispute may file a complaint with Colorado’s Division of Housing. The division investigates issues such as park maintenance or unfair rules. The service is free and provides a neutral check on whether laws are being followed; see file a complaint.

Submit the complaint in writing, either online or by mail; the division then guides both sides toward a resolution.

This process applies only to mobile-home parks, not regular rentals.

Small Claims Court

Small Claims Court hears disputes of up to $7,500, including security-deposit claims and unpaid rent. Either party may file in the local county court, pay a fee, and represent themselves. Both sides present evidence for a judge to decide; it is more formal than mediation but less costly than hiring a lawyer; see Small Claims Court.

The process takes a few weeks, and the ruling is final. It can be useful when discussion or mediation has failed.

Legal Aid or Lawyer 

For a complex dispute—such as an eviction or habitability issue—a lawyer or free legal aid provider like Colorado Legal Services can help. Lawyers can explain the tenant’s or landlord’s rights, negotiate, or represent them in court. Legal aid is strongly recommended for low-income renters and offers free advice or representation; a private lawyer may cost more, but can be worthwhile for major problems; see Colorado Legal Services.

This helps both sides follow the law and get expert support when issues become complicated.

What Are Landlords’ and Tenants’ Responsibilities in Colorado?

Landlord Responsibilities in Colorado

Colorado landlords are responsible for keeping rental properties safe and livable. That includes making repairs and following housing laws. Here are some of their key duties.

Perform Necessary Repairs and Maintenance to Keep Property Liveable

Landlords must address qualifying habitability problems under Colorado’s notice and repair rules. If a condition materially interferes with life, health, or safety, the tenant may be entitled to a no-cost comparable dwelling or hotel within 24 hours of requesting it, subject to statutory conditions. Property teams can organize tenant maintenance requests and work orders; see habitability, work orders.

Make Mandatory Disclosures

Landlords must make certain disclosures before a prospective tenant signs a lease. These include:

• Use of banned lead-based paint in the dwelling unit
• Structural damage, including, but not limited to mold, smoke, water, fire, and the roof’s condition
• Available utilities and whether they are free or paid
• The source and quality of drinking water
• Homeowners Association (HOA) disclosure

Respect Tenant’s Privacy 

Landlords must respect tenants’ privacy and the time they spend at home. They should avoid entering without notice and must not disrupt tenants’ daily lives or comfort.

If the lease does not include a written clause specifying when the landlord may enter, the tenant has exclusive use of the property and does not have to allow the landlord access.

Security Deposit Handling

Usually, the deposit is due within 30 days after the later of lease termination or the tenant’s surrender and the landlord’s acceptance of the premises. The rental agreement may allow up to 60 days. Any retention statement must give exact reasons.

If the landlord has supplied that statement, relevant records must be provided within 14 days of the tenant’s written request. The 2026 walk-through and certain carpet and paint provisions do not cover mobile-home-park occupancy; see walk-through, carpet/paint.

Comply With the Lease Agreement 

Landlords, like tenants, must follow the lease. Their obligations include providing a livable home and making prompt repairs.

Tenant Responsibilities in Colorado

Colorado tenants also have responsibilities that help keep the rental arrangement on track. These include paying rent on time, keeping the home clean, and respecting the property.

Here’s what tenants are expected to do:

Pay Rent on Time

Tenants must pay rent on time. If they do not pay within the 7-day grace period (10 days for homeowners), landlords may charge applicable late fees, limited to $50 or 5%, whichever is greater; see $50 or 5%.

Dispose Waste Properly

Section 38-12-504 requires tenants to dispose of garbage, rubbish, ashes, and other waste from the residential premises in a clean, safe, sanitary, and lawful manner; see garbage, rubbish, ashes.

Promptly Notify the Landlord of Any Repairs

Tenants must promptly notify the landlord if the premises become uninhabitable as defined in Section 38-12-505, or if a condition could make them uninhabitable if not fixed. Examples include:

• Mold associated with dampness
• Nonfunctioning electrical appliances
• Lack of plumbing, waterproofing and weather protection of roof and exterior walls, running water, gas facilities, and more.

Use Facilities Responsibly

Tenants must use landlord-provided utilities and facilities safely and reasonably, helping the tenancy run smoothly.

Colorado Landlord-Tenant Rental Laws

Colorado’s landlord-tenant laws balance renters’ and property owners’ rights and responsibilities. They address practical matters such as rent, repairs, and lease agreements.

Here are some key laws that affect tenants and landlords:

Price Transparency & Utility Billing (2026 Update)

Starting January 1, 2026, anyone offering, displaying, or advertising a price generally must present the total as one prominent figure and disclose other pricing information before a renter agrees to pay. Actual provider cost for utility service to a dwelling unit need not be included in that total; statutory prohibitions apply to specified add-on charges; see utility service.

Since March 26, 2026, ratio utility billing is allowed only when total tenant bills do not exceed the provider’s charge for the premises, added fees remain within legal limits, shared-area costs are excluded, and the method is clearly disclosed in the lease or an addendum. For premises built under permits applied for on or after July 1, 2027, gas, electric, and water must be directly metered by the provider or through a submeter; see July 1, 2027.

Rent Control Law

In general, Colorado bars local governments from enacting rent control. Rent may increase no more than once in any 12-month period of consecutive occupancy. Colorado DOH says 60 days’ notice applies to mobile-home lot space and tenants without written leases; notice for other written tenancies depends on the agreement and applicable law; see 60 days.

Late Fee Law

Landlords may charge a late fee for overdue rent only after the 7-day grace period ends.

A late fee cannot be more than $50 or 5% of monthly rent, whichever is greater. A fee may be charged more than once a month if the total stays within those limits.

Landlords may not:

• Charge interest on late fees
• Charge late fees on the subsidized portion of rent
• Subtract late fees from rent that has already been paid
• Evict someone solely for unpaid late fees

Security Deposit Law

For most residential tenancies, the security deposit is capped at two monthly rent payments. The ordinary return deadline is 30 days unless the agreement allows up to 60 days. Starting January 1, 2027, a narrow exception applies after closing when the landlord bought the home from the tenant under the specified purchase and occupancy agreement; see 60 days, January 1, 2027.

Residential Tenant Screening Law

For applications submitted on or after January 1, 2026, a prospective tenant using a housing subsidy does not have to include a credit-history report, credit score, or adverse credit event in a portable tenant screening report. HB25-1236 did not create a general ban on tenant screening; see tenant screening.

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Frequently Asked Questions (FAQs)

What tenant rights apply in Colorado when the landlord sells the house?

When a Colorado landlord sells a home, the tenant’s rights remain in place. The new owner must honor the existing lease terms, including rent amount and duration, unless the lease has a clause allowing termination upon sale.

What are the notice-to-vacate requirements under Colorado landlord-tenant law?

The required notice period depends on the grounds and the type of tenancy. Colorado Judicial Branch guidance describes 3-to-30-day demands and 1-to-91-day termination notices, with at least 90 days for no-fault notice. The landlord must still use the court process to obtain possession; see 90 days.

What does Colorado landlord-tenant law stipulate regarding security deposits?

The general cap is two months’ rent, and the deposit is due within 30 days unless the agreement allows up to 60 days. A 2026 law bars deductions for ordinary wear and pre-existing defects and adds walk-through, retention-reason, and conditional records rules; some provisions exclude mobile-home-park occupancy; see records.

How does Colorado landlord-tenant law address water bill responsibilities?

The lease should describe any ratio utility-billing method. Since March 26, 2026, Colorado law limits such billing to the provider’s charge for the premises, restricts added fees, excludes shared-area costs, and requires clear lease disclosure. Direct metering or a submeter is required for qualifying new-construction permits applied for on or after July 1, 2027; see July 1, 2027.

Does Colorado landlord-tenant law apply to commercial leases?

No. Colorado landlord-tenant laws mainly apply to residential properties. Commercial leases are governed by contract law and their specific terms.

Commercial rentals are less regulated, giving tenants and landlords more room to negotiate. It’s a different world from residential rules—more flexibility, but fewer built-in protections.

Is Colorado a landlord-friendly state?

Compared with California, Colorado is more landlord-friendly: eviction processes are straightforward, and statewide rent control is not allowed, allowing landlords to raise rent without restrictions. Recent laws have added tenant protections, including stricter repair timelines and limits on late fees.

Does Colorado have rent control?

No, Colorado does not have statewide rent control. The state banned local rent-control ordinances in 1981 through the Rental Housing Act, so landlords may raise rent as they see fit when a lease ends. Bills introduced in 2019 and 2024 to let individual cities set rent-increase limits did not pass.

Can landlords raise rent in Colorado? If so, how much?

Yes. Colorado does not set a general legal cap on how much landlords may raise rent. They cannot raise rent during a lease unless the agreement allows it, but after the lease ends, they can set any new rate.

For month-to-month tenants, they must give 60 days’ notice. Market trends usually influence the amount, which may be small or substantial depending on demand.

Data Sources

• https://doh.colorado.gov/rent-increases
• https://leg.colorado.gov/laws/session-laws/HB25-1090/94/download
• https://leg.colorado.gov/laws/session-laws/HB25-1249/401/download
• https://leg.colorado.gov/sites/default/files/images/olls/crs2024-title-38.pdf
• https://leg.colorado.gov/laws/session-laws/HB24-1098/113/download
• https://www.coloradojudicial.gov/self-help/residential-evictions
• https://leg.colorado.gov/laws/session-laws/HB26-1013/11/download
• https://leg.colorado.gov/laws/session-laws/HB26-1045/202/download
• https://leg.colorado.gov/bills/hb23-1068
• https://leg.colorado.gov/bills/hb19-1106
• https://doh.colorado.gov/rights-notice-landlords
• https://leg.colorado.gov/bills/hb24-1098
• https://leg.colorado.gov/laws/session-laws/SB24-094/158/download
• https://www.consumerfinance.gov/consumer-tools/educator-tools/servicemembers/the-servicemembers-civil-relief-act-scra/
• http://www.cod.uscourts.gov/
• https://www.coloradojudicial.gov/trial-courts-county
• https://www.courts.state.co.us/Forms/PDF/JDF101.pdf
• https://www.courts.state.co.us/Forms/PDF/CRCCP1A.pdf
• https://www.courts.state.co.us/Forms/PDF/Form3.pdf
• https://doh.colorado.gov/
• https://www.courts.state.co.us/Self_Help/smallclaims/
• https://doh.colorado.gov/rent-increases#:~:text=Late%20Fees,can%20charge%20a%20late%20fee.
• https://leg.colorado.gov/laws/session-laws/SB26-054/61/download
• https://leg.colorado.gov/laws/session-laws/HB25-1236/399/download

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