Colorado Residential Lease Agreement
What Colorado law requires in a residential lease — the deposit cap, the return deadline, the notice to end a month-to-month tenancy, and the disclosures you have to give the tenant. Every figure is cited to the statute it comes from and dated. The free Colorado lease template is one click away.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
Other Colorado rules your lease has to live with
Beyond the deposit, Colorado law sets rules on entry, late fees, and repairs that apply whether or not the lease mentions them.
- Late fees. Late fee only if rent is at least 7 calendar days late; capped at the greater of $50 or 5% of the past-due rent; must be disclosed in the rental agreement (C.R.S. 38-12-105, SB21-173). — C.R.S. § 38-12-105 (current as of Jan. 1, 2025) ↗
- Rent increases. At least 60 days' written notice for residential tenancies without a written agreement (C.R.S. 38-12-701). — C.R.S. § 38-12-701 (current as of Jan. 1, 2025) ↗
- Repair and deduct. Allowed: after 10 days' written notice (48 hours if life/health/safety) and landlord's failure to repair, tenant may hire a non-relative professional and deduct cost with receipts (C.R.S. 38-12-507). — C.R.S. § 38-12-507 (current as of Jan. 1, 2025) ↗
- Habitability. Colorado law implies a warranty of habitability into every residential lease; a clause waiving it is unenforceable. — C.R.S. § 38-12-503(1) (current as of Jan. 1, 2025) ↗
Each point links to the Colorado source it was taken from. Rules change; confirm before relying on them.
What Colorado law requires · as of 2026
- Max security deposit
- 2 months' rent
- Deposit return deadline
- 30 days after move-out
- Notice to end month-to-month
- 21 days
Source: C.R.S. §38-12-102.5 · verify ↗. Laws change — confirm the current rule before you rely on it.
Deposit still not back 30 days after move-out? Ask for it in writing with a Colorado security deposit demand letter; if that doesn’t work, the usual next step is Colorado small claims court.
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Required disclosures in Colorado
What Colorado law says a residential landlord has to tell the tenant, each with the statute it comes from. Federal rules and some city ordinances can add more.
Landlord/agent name and address in written lease
Written rental agreement must state the name and address of the landlord or the landlord's authorized agent.
Source: C.R.S. § 38-12-801
Source-of-income nondiscrimination statement
Lease must include a statement referencing C.R.S. 24-34-502(1) prohibiting discrimination based on lawful source of income, including government assistance (with statutory exceptions).
Source: C.R.S. § 38-12-801
Late fee disclosure
A late fee may be charged only if it is disclosed in the rental agreement.
Source: C.R.S. § 38-12-105
Frequently asked questions
How much security deposit can a landlord charge in Colorado?
In Colorado, the security deposit is limited to 2 months' rent, and it must be returned within 30 days after move-out (as of 2026). Source: C.R.S. §38-12-102.5. Confirm the current rule before you sign.
Is this lease valid in Colorado?
A written lease that identifies the parties, the property, the term, and the rent is generally enforceable in Colorado once both sides sign. What it cannot do is contract around Colorado law: the deposit rules, entry notice, and habitability duties below apply whether or not the lease mentions them.
Can a landlord charge late fees in Colorado?
Late fee only if rent is at least 7 calendar days late; capped at the greater of $50 or 5% of the past-due rent; must be disclosed in the rental agreement (C.R.S. 38-12-105, SB21-173). Source: C.R.S. § 38-12-105 (current as of Jan. 1, 2025).
Can a tenant repair and deduct rent in Colorado?
Allowed: after 10 days' written notice (48 hours if life/health/safety) and landlord's failure to repair, tenant may hire a non-relative professional and deduct cost with receipts (C.R.S. 38-12-507). Source: C.R.S. § 38-12-507 (current as of Jan. 1, 2025).
What does a landlord have to disclose in Colorado?
Under Colorado law: Landlord/agent name and address in written lease (C.R.S. § 38-12-801); Source-of-income nondiscrimination statement (C.R.S. § 38-12-801); Late fee disclosure (C.R.S. § 38-12-105). Federal and local rules can add more; each item on this page links to the law it comes from.
How does Colorado compare? See the security deposit limits in all 50 states, every figure cited to statute.
How Colorado compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Colorado: C.R.S. §38-12-102.5 ↗.
- Colorado is one of 29 of 51 jurisdictions that cap the deposit by statute (22 set no statutory cap on the security deposit).
- Deposit return deadline
Deposit return deadline: 30 days, exactly the national median.
This is the most common figure nationally — shared by 26 other states.
Deposit return deadline in neighboring states — Arizona (14 days), Kansas (30 days), Nebraska (14 days), New Mexico (30 days), Oklahoma (45 days), Utah (30 days), Wyoming (30 days).
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 21 days — below the national median of 30 days across the 49 states with a statutory rule.
Ranked #44 of 49 states — higher means a longer notice period.
No other state uses exactly this figure.
Notice to end a month-to-month tenancy in neighboring states — Arizona (30 days), Kansas (30 days), Nebraska (30 days), New Mexico (30 days), Oklahoma (30 days), Utah (15 days), Wyoming (no statutory rule).
The rest of what Colorado requires
The figures below are Colorado's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Colorado page for that document.
- Notice for unpaid rent · as of 2026
- 10 days to pay or quit Colo. Rev. Stat. § 13-40-104; § 13-40-107 ↗
- Notice to cure a lease violation · as of 2026
- 10 days Colo. Rev. Stat. § 13-40-104; § 13-40-107 ↗
- Small claims limit · as of 2026
- $7,500 Colo. Rev. Stat. §13-6-403 (limit); §13-6-407 (attorneys) ↗
- Where you file · as of 2026
- Small Claims Court (a division of County Court) · filing fee $31 (claims up to $500) / $55 ($500.01-$7,500) per the Colorado Judicial Branch fee schedule (JDF 1) Colo. Rev. Stat. §13-6-403 (limit); §13-6-407 (attorneys) ↗
- Rental application fee · as of July 2026
- Limited to the actual cost of screening Colorado General Assembly (HB19-1106) ↗
- Bill of sale notarization · as of 2026
- Not required Colorado DMV (Form DR 2173) ↗
- Power of attorney signing · as of 2026
- Notarization recommended Colo. Rev. Stat. §15-14-705 (form §15-14-741) ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules Colo. Rev. Stat. § 7-80-102(11)(a) ↗
- Recording a deed · as of 2026
- County Clerk and Recorder · no witnesses C.R.S. § 38-30-113 ↗
Lease agreement in other states
More Colorado legal forms
Different state? See lease agreements by state →