Colorado Landlord-Tenant Laws: Rights and Duties for Both Sides

Colorado rewrote its warranty of habitability in 2024, with fixed times for landlords to begin repairs and clear remedies for tenants. Retaliation for repair complaints or tenant organizing is banned.

Colorado landlord-tenant rights at a glance

Rule	Colorado	Law
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)
Tenant repair remedies	After notice of an unlivable condition, the landlord must begin repairs within 24 hours if it threatens health or safety and within 72 hours otherwise; if not, the tenant may repair and deduct after written notice, end the lease, or sue for damages.	C.R.S. sections 38-12-503 and 38-12-507
Retaliation protection	A landlord may not raise rent, cut services, threaten eviction or charge fees because a tenant raised a habitability issue, joined a tenant organization or used other legal rights.	C.R.S. section 38-12-509
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)
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)

Repairs and habitability

Every residential tenancy comes with a duty to keep the home safe and livable. Put repair requests in writing and keep a dated record of each step.

Tenant repair remedies. After notice of an unlivable condition, the landlord must begin repairs within 24 hours if it threatens health or safety and within 72 hours otherwise; if not, the tenant may repair and deduct after written notice, end the lease, or sue for damages. (C.R.S. sections 38-12-503 and 38-12-507)

Entry and privacy

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))

Retaliation

Retaliation protection. A landlord may not raise rent, cut services, threaten eviction or charge fees because a tenant raised a habitability issue, joined a tenant organization or used other legal rights. (C.R.S. section 38-12-509)

Rent, late fees and grace periods

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))

Applications and screening

Federal fair housing law applies everywhere: apply the same written criteria to every applicant, and never screen on a protected characteristic.

Application fees. Application fees must reflect the landlord's actual screening costs, and the landlord must accept a recent portable screening report in some cases. (Colorado Revised Statutes, title 38, article 12 (tenant screening))

Screening rules. Landlords generally must disclose their screening criteria and give a written reason when they deny an application based on the screening. (Colorado Revised Statutes, title 38, article 12 (tenant screening))

Disclosures to include with the lease

Disclosures are easiest to get right at lease signing. Other disclosures may also be required by your city or by the property itself, so check before you sign.

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)

Security deposits in brief

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))

Mistakes to avoid

• Entering a unit without the notice the lease or the law requires.
• Letting a written repair request sit without a reply or a plan.
• Leaving required disclosures out of the lease packet.
• Applying screening criteria differently from one applicant to the next.
• Raising rent or ending a tenancy soon after a complaint without a documented, unrelated reason.