Colorado Residential Lease Agreement Template

A fixed-term lease for a house, apartment or condo. It sets the rent, deposit, rules and responsibilities for both sides, with slots for the rules of the state where the home is located. This edition fills in the Colorado rules we could confirm and marks the rest as blanks to check.

Colorado rules for this form

Deposit limit. A landlord may not require a security deposit larger than two months of rent. (C.R.S. section 38-12-102.5)

Deadline to return the deposit. From January 1, 2026, the landlord must return the deposit within 30 days after the lease ends or the premises are surrendered, whichever is later, unless the lease allows a longer period of up to 60 days. (C.R.S. section 38-12-103 (HB 25-1249))

Notice before entry. No statute sets a notice period for landlord entry, so the lease generally governs access. (Colorado Revised Statutes (no entry notice statute))

Late fees. Late fees are generally capped by statute at the greater of a small flat amount or 5 percent of the past due rent, and the landlord must disclose them in the lease. (Colorado Revised Statutes, title 38, article 12 (late fee rules))

Grace period. A late fee generally cannot be charged until rent is at least 7 days late. (Colorado Revised Statutes, title 38, article 12 (late fee rules))

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Required disclosures. Pet deposits are limited and must be refundable. The statute sets a dollar limit on pet deposits. (C.R.S. section 38-12-106)

Notice before a rent increase. A landlord generally must give at least 60 days of written notice before increasing rent. (Colorado Revised Statutes, title 38, article 12 (rent increase notice))

Notice before a rent increase. Rent may not be increased more than once in any 12 month period. (C.R.S. section 38-12-702)

Month-to-month notice. A month to month tenancy ends with at least 21 days of written notice, though a landlord also needs a cause allowed by the for cause eviction law. (C.R.S. section 13-40-107 and C.R.S. section 38-12-1303)

Cities and counties in Colorado can add their own rules on top of these. Check local ordinances before you sign.

What is in the template

1. Parties
2. Property
3. Term
4. Rent
5. Late charges
6. Security deposit
7. Other charges and fees
8. Utilities and services
9. Occupants and guests
10. Use of the property
11. Pets
12. Smoking
13. Maintenance and repairs
14. Alterations
15. Landlord entry
16. Subletting and assignment
17. Insurance
18. Default
19. Moving out
20. Notices
21. Disclosures
22. General terms
23. Signatures

Before you use it

• A residential lease is the main contract between a landlord and a tenant for a fixed term, usually 6 or 12 months.
• State law sets the limits on deposits, late fees, entry notice and eviction notices, and it overrides any lease clause that conflicts with it.
• A clause that waives a tenant's legal rights is usually unenforceable and can weaken the rest of the lease.
• Have an attorney in your state review your final version, and attach every disclosure your state and city require.

For the full explanation of this form, read our guide to the residential lease agreement.