Colorado Room Rental Agreement Template

An agreement for renting one bedroom in a shared home, with private and shared areas, house rules, a fair utility split and clear notice terms. 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))

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)

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)

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. The room and shared areas
3. Term
4. Rent
5. Utilities and household costs
6. Security deposit
7. House rules
8. Privacy and entry
9. Care and repairs
10. Ending this Agreement for a breach
11. Moving out
12. General terms
13. Signatures

Before you use it

• A room rental agreement covers one private room plus shared use of common areas like the kitchen and bathroom.
• House rules on guests, quiet hours, cleaning and shared costs prevent most housemate disputes.
• Some states treat a renter who lives with the owner differently, especially for eviction, so check before you rely on it.
• Fair housing law still applies to most room rentals, though some owner-occupied homes have narrow exemptions.

For the full explanation of this form, read our guide to the room rental agreement.