Colorado Landlord Tenant Law: A 2025 Guide
If you are renting out a unit or renting a unit from someone you know, sometimes things don’t go as planned, and that’s where the Colorado Landlord Tenant Law can come into play. First of all, it’s good to know we have rights here in the US, but you need to know exactly what rights you have!
This guide breaks down Colorado’s landlord-tenant law from both sides of the lease. You’ll find rules on security deposits, rent increases, eviction procedures, and notice requirements. We even provide some tips for navigating things that can happen in real life, like what happens when a short-term rental guest becomes a long-term squatter or when a tenant stops paying rent in the middle of winter.
What is the Landlord-Tenant Law in Colorado?
Landlord-tenant relationships in Colorado operate under a legal structure outlined in the Colorado Revised Statutes (C.R.S.) Title 38, Article 12. This portion of state law defines the core responsibilities and rights of both parties in a lease agreement for residential properties. This is important to note because even though some landlords might operate their rental properties as a business, they are considered residential properties in the eyes of the government, and if they stay for more than 30 days, they are protected by the law.
Fundamentally, this legal framework is designed to create a balanced rental ecosystem: landlords must provide habitable living conditions and follow proper procedures when collecting rent, raising prices, or removing tenants. In return, tenants are expected to pay rent on time, respect the property, and honor the terms of their lease.
Key principles every landlord should know:
“Landlord-friendly” isn’t limitless
Colorado used to be one of the easier states for landlords to operate in but just as the state has leaned blue in recent years, so have their governmental policies. Recent laws require more notice before evictions and tighter legal procedures. For example, landlords now have to give 10 days’ notice for non-payment, instead of the old 3-day standard. Colorado is still relatively favorable for landlords, but the rules are stricter now.
Leases can be written or oral
Verbal agreements are legal, but they’re risky, even if they are delivered as part of a rap cadence a hip hop freestyle with cameras recording it. Without something in writing, it’s harder to prove what was agreed upon if a dispute arises. A written lease outlines the terms clearly and gives you something to point to in court. Even a short, basic document is better than nothing.
Implied Warranty of Habitability
This means landlords are responsible for keeping the unit safe and livable, no matter what the lease says. That includes working heat, running water, a stable structure, and pest control. If those things aren’t in place, a tenant may be able to withhold rent or move out legally. If you don’t want to live there yourself, it’s probably not up to standard.
Colorado Landlord-Tenant Laws for STR landlords
If you’re running a short- or mid-term rental and your guest books for more than 30 days, they may automatically qualify as a legal tenant under Colorado law. That means even if they originally booked on Airbnb, you might need to follow formal lease termination and eviction rules if something goes wrong. This makes having a custom lease agreement for mid-term guests a smart safeguard, especially if you’re offering discounted month-long stays during shoulder seasons.
Required disclosures for landlords
Before a tenant moves into a rental unit, Colorado law requires landlords to provide specific written disclosures that help establish transparency and protect tenant health and safety. Skipping this step isn’t just risky; it can actively work against a landlord in court, especially during eviction proceedings or habitability claims. These disclosures act as a legal baseline. They notify tenants of known hazards, clarify responsibilities, and prevent miscommunication down the line. If a tenant sues or withholds rent due to undisclosed issues, the court will almost always ask whether these disclosures were properly handled.
Mandatory disclosures in Colorado:
- Lead-based paint disclosure
For properties built before 1978, federal law requires landlords to provide an EPA-approved information booklet and disclose any known presence of lead-based paint. Tenants must also sign an acknowledgment form. - Landlord or property manager contact details
The lease must clearly identify who is responsible for managing the property, including a name, phone number, and physical address where notices can be sent. This is crucial for handling maintenance requests, legal notices, and emergencies. - Bed bug disclosure (enforced starting 2023)
If the unit—or the building—has had a bed bug infestation within the past 12 months, the landlord must disclose this before the lease is signed. Landlords must also provide a copy of Colorado’s Department of Public Health fact sheet on tenant and landlord responsibilities during infestations. - Shared utilities arrangement
If utilities like water or electricity are not individually metered, landlords must disclose how charges are calculated. This includes details on cost allocation and administrative fees.
Security deposit laws in Colorado
Security deposits are a standard part of lease agreements and an important layer of protection for landlords. In Colorado, while landlords have flexibility in how much they charge, the law outlines strict rules for how deposits must be handled, returned, and documented.
Failure to follow these rules doesn’t just result in bad reviews—it can cost you triple the deposit amount in court, plus attorney’s fees.
What Colorado landlords need to know
Security deposit rules in Colorado give landlords flexibility on how much they can charge, but strict requirements on how those funds must be handled and returned. Failing to follow these rules can turn a routine move-out into a costly legal issue.
Maximum deposit: There is no statutory cap in Colorado; you can charge as much as you deem reasonable.
Return deadline: Security deposits must be returned within 30 days of lease termination. This can be extended to 60 days if explicitly stated in the lease agreement.
Permitted deductions: You may deduct for unpaid rent, necessary cleaning, and damage that goes beyond normal wear and tear.
Interest on deposit: Landlords are not required to pay interest on security deposits in Colorado.
Itemized statement: A written, itemized statement is required for any deductions made from the deposit.
Penalty for noncompliance: Landlords who violate deposit laws may owe up to three times the amount wrongfully withheld, plus legal fees.
Rent rules in Colorado
Colorado does not have statewide rent control, which means landlords have broad discretion when it comes to setting and adjusting rental rates. However, that flexibility comes with important rules around notice periods, late fees, and lease terms that must be followed to stay compliant and enforceable in court.
Rent increase rules:
- For leases under 6 months: Landlords must provide at least 10 days’ written notice before raising the rent.
- For leases over 6 months, the required notice period increases to 21 days.
- No cap: Colorado law does not limit how much rent can be increased, but changes must follow the proper timeline.
- Late fees: Must be reasonable. As of 2022, Colorado caps late fees at 5% of the overdue amount or $50, whichever is greater. Excessive or unclear charges can be deemed unenforceable.
Habitability standards and repair timelines
The Implied Warranty of Habitability requires landlords to provide tenants with safe, livable spaces under C.R.S. § 38-12-503. This includes working heat, safe electrical systems, and no health hazards like mold or rodents.
Required response times:
| Repair Type | Deadline for Landlord |
|---|---|
| No heat in winter | 24 hours |
| Leaking or broken plumbing | 48 hours |
| Infestations (e.g., cockroaches, rodents) | 72 hours |
| Cosmetic repairs | Up to 10 days |
Entry and privacy rights
While landlords own the property, tenants have the right to quiet enjoyment, meaning privacy, peace, and freedom from arbitrary disturbances. Colorado law supports this by requiring reasonable notice before landlords can enter a rental unit, except in emergency situations.
General rules:
- Notice period: At least 24 hours’ notice is standard and considered reasonable by courts.
- Method: Written notice is preferred, but text messages or emails may be acceptable if both parties have used them for communication previously.
| Permitted reasons for entry: – Performing maintenance or repairs – Showing the unit to potential tenants or buyers – Emergency situations (no notice required) – Inspections required by law or insurance |
Lease termination and eviction
Ending a lease in Colorado, whether it’s at the end of a fixed term, due to nonpayment, or for cause—must be done in accordance with C.R.S. Title 13 and Title 38. Landlords cannot terminate a lease or evict a tenant arbitrarily. Any termination or eviction must follow a formal notice process and be handled through the court system.
Termination notice periods:
- Week-to-week leases: Requires at least 3 days’ written notice.
- Month-to-month leases (under 6 months): Requires 10 days’ written notice.
- Month-to-month leases (6 months or more): Requires 21 days’ written notice.
- Fixed-term leases: No notice is required unless the lease states otherwise. The lease simply ends on the agreed-upon date.
Evictions in Colorado:
Evictions, called forcible entry and detainer actions, must be carried out through the court system. Landlords cannot remove tenants, change locks, or shut off utilities on their own (known as “self-help eviction”), which is illegal under Colorado law.
Steps in a legal eviction:
- Serve a 10-Day Notice to Comply or Vacate (for nonpayment or lease violations).
- File a complaint with the local county court if the tenant does not comply.
- Attend the court hearing; if the judge rules in favor of the landlord, they issue a Writ of Restitution.
- The county sheriff executes the eviction 48 hours after the writ is posted.
While exact eviction timelines can vary based on court schedules, tenant responses, and local procedures, the following estimates provide a general overview of the typical duration from serving notice to sheriff-enforced removal in various Colorado cities:
Short-term and mid-term rentals: What laws apply?
In Colorado, 30 days is the legal threshold that separates a guest from a tenant. If someone stays in your property for 30 consecutive days or more, they may legally gain tenant status—even if they initially booked through platforms like Airbnb, VRBO, or Furnished Finder.
Why this matters:
- After 30 days, they gain tenant protections
These include rights under Colorado’s landlord-tenant statutes, such as notice before entry and formal eviction processes. - You must issue a formal notice to vacate
Even if the booking was through a short-term rental platform, once tenant protections kick in, you must follow state-required notice periods to end the stay. - If they refuse to leave, you must evict them through the courts
You cannot simply cancel the reservation or remove their belongings—doing so would be considered an illegal eviction, even in your own home.
Pets, discrimination, and fair housing
Colorado landlords may prohibit pets in rental properties, but they cannot deny service animals or emotional support animals. These animals are protected under both federal Fair Housing Act and Colorado Anti-Discrimination Act. You also cannot charge extra pet rent or a deposit for them, even if your lease has a no-pets clause.
Additionally, landlords cannot discriminate based on:
- Race, ethnicity, or religion
- Sex, sexual orientation, or gender identity
- Disability or health condition
- Familial status (e.g., presence of children)
- Source of income, including Section 8 housing vouchers
Even advertising a property as “not accepting vouchers” can trigger an investigation under Colorado law.
Best practice: Use a standard rental application for all prospects and screen based on consistent criteria like credit, rental history, and background checks, not personal characteristics or how rent will be paid.
How Colorado compares to other states
Understanding how Colorado’s security deposit rules stack up can help investors who operate in multiple states or those considering expanding outside Colorado.
| State | Max Deposit | Return Deadline | Interest Required? | Penalty for Noncompliance |
|---|---|---|---|---|
| Colorado | No limit | 30–60 days | No | 3x deposit + legal fees |
| California | 2 months’ rent (unfurnished), 3 months (furnished) | 21 days | No (except in some cities) | Full return + actual damages |
| Texas | No limit | 30 days | No | Full return + $100 + attorney’s fees |
| New York | 1 month’s rent | 14 days | Yes (for buildings with 6+ units) | Full return + actual damages |
| Florida | No limit | 15–30 days | No | Full return + interest (if applicable) |
| Tip: Set a reminder to initiate deposit reviews within 10 days of move-out. This gives you time to complete cleaning, get contractor quotes if needed, and mail out the breakdown well before the deadline. |
Obey the law and you will be all good
We’ve all seen those YouTube videos or stories in the NYPost about various squatters taking over the property of upstanding citizens in different locations in the US. It’s true; some cities and municipalities have crazy protection laws for tenants that sometimes allow them to exist in these gray areas. Not so for Colorado; as long as your ducks are in a row as a landlord document-wise, you should be good to go. For a tenant, you now have more rights than you ever did before! Be careful, though, Colorado is still deemed to be a pretty landlord friendly state.